Changing the tractor's oil in the driveway was another favorite: keeps the dust down in the summer.The developer risk is if that solid ever gets tested (phase one or phase two environmental study) you may have to dispose of it as toxic waste, which is super expensive.

For example, I’m doing three side by side duplexes and it’s costing me $135 psf, but I had to spend an extra $10k per foundation because of bad soil, and the smaller the property the higher the cost psfI’m working on a 28 unit with elevator, demo required, green roof, and it’ll cost me around the same psf as the duplexes.I’m doing three side by side triplexes which are full renovations, basement digout, all new facades, and that’s costing me about $106 psf for construction Non of these numbers include architecture, geotech, MEPS, environmental, utility plan, or finance costs

About 25 years ago I purchased an auto repair facility out of bankruptcy court that had an environmental problem.  

Worse, they pollute otherwise reasonable deals by re-listing other, more legit, wholesale deals as their own in a daisy chain-like process. 

But I'd be careful with any long term forecasts (economically, demographically, environmentally, etc.).

Bought an auto repair shop for 30% of value because of environmental problem.  

Chances are you don't want to buy a building that had PERC spills and EPA just chomping at the bit to hit the new owner with environmental cleanup costs, that might be way more than the building is worth. 

I just don't have the patience to wait four years and spend 6-figures for environmental studies on a 1-MW, four-acre project.

Or figure out how projects are developed and get one "most of the way" (land leased, site planned, permitted, power purchase agreement signed) and then sell the deal to a big developer.My perspective: My W2 for the last 8 years is environmental and development consulting for oil & gas, renewables generation, transmission, and commercial RE development.

I don’t know anything about running gas stations but if you do, I recommend getting extensive insurance coverage for environmental land contamination.