My consciousness does not allow me to cut corners for a couple of thousand dollars more in my pocket, knowing that I wronged someone to get it. 

I am conscious that there is going to be resistance on this as some cannot do without AC.

You could make an offer with a due diligence period to give you a chance to get inspections, and check for any environmental issues (cars leaking fuel, oil, etc... could be an issue). 

Without the exclusive, any agent you try to work with will most likely, consciously or unconsciously, put you on a back burner because they are servicing the clients who they are in contract with and have an obligation to produce for as stated above. 

I have the first 2 years free(dad works there) and planning to major in environmental science.

In short, you should focus on major electrical, plumbing, foundational, structural, or environmental factors only if you want your best bet of negotiating down the price.

Any objections based on the economic environmental or the individuals portfolio makeup or risk tolerance I tell them I’m not a financial planner, financial advisor, or wealth manager,; I’m a real estate specialist.

There is lots of environmentally concerned buyers.

Over leveraged landlords are prime pickings for more experienced cash conscious ones.

With industrial or properties involving hazardous materials (gas stations, medical offices) is the risk of environmental contamination usually covered by insurance (which the tenant would be paying for)?