You need to worry about environmental contamination, illegal dumping next to the gas station over the years, and leaking of gas tanks.It doesn't matter who caused the contamination the EPA will make the current owners clean It up.If it's a new build the seller should have a phase one completed on the land.

The liability with providing "clean water" and the potential environmental costs with a septic system makes the risk much higher even on a great cashflow deal.  

I would even spend a few dollars on grading the soil and maybe even get a few test done, environmental and feasibility study..But yes I wouldn't do it alone.. no way

And it is immoral to dictate how another should use their property Then why are there zoning laws in every city and town, and laws dictating how to treat animals and disallowing pollution and so much more?

My UG was at Butler University where I got my BS in Environmental Studies.

And were on the part of Boundary where there is about 5 blocks until the freeway going east so there is no noise pollution.

@Tim Marshall,When I hear dirt floor and working on cars, my biggest concern is the environmental issues you might run into in the future.

I know most people look at this as a $ issue/problem/situation but it's also a very serious environmental problem.

Environmental reports, physical inspections, contract negotiations, loan negotiations, lease audit, etc.  

I paid a real estate lawyer provide one for me but it was over 14 pages long and included numerous sections for commercial, land, and environmental reporting.