There does appear to be traffic impact and environmental impact assessments needed. 

There could be good reasons for this, but generally this falls in the realm of "impact investing" that is more environmentally focused and thus attracts a different class of investors. 

It also solves some of the environmental/pollution issues we are trying to solve as a society.  

Sale price: $465,500 Cash out refinance of automobile services-related property with environmental challenges

Make sure to check the zoning and do a phase 1 environmental to make sure you can do what you want down the road and the property has no environmental issues.

, seeking and considering bids for various stages of the build, the surveys and environmental inspections you need to cover, and also tax considerations.

The insurance company (Auto Owners) has deemed it a pollutant which is exclusively denied in the policy though some have said it could be argued as vandalism?

Something could happen to intensify that like geopolitical stuff, environmental bans, and the fact that it is now able to be exported by ship from the us hinging its price to a worldwide demand not just within the continent. 

They are ok with allowing a 60-day DD period to evaluate the real estate itself (given that environmental inspections and whatnot will likely take that long).  

You can use the EPA website and punch in the address to see if there are any known environmental issues.