It's important to consider environmental risks.

You also have some unknowns, like if I hire someone under a fixed price (90% of the time they are hourly), just because I don't want to baby sit them and want a turn-key job, my expenses will be like this, for every dollar i spend on a fixed price, i have to pay ~15% in employer taces, and ~15-20% in workers comp (on average), that brings me to 35-40% and leaving me with 10-15% in gross profit.

There are too many factors for me to address in a forum post (cash flow vs appreciation components of return, investment duration and liquidity, interest rates, etc) but there are books written on how to assess real estate investment risks and how to price risk via investor returns.Low Risk = Low Return (IRR of 5-10%)High Risk = High Return (IRR of 15-30%) [Note: I have done a deal with a 30% IRR hurdle rate and it returned above that to investors]Meeting the investors' risk/return expectations are a key job of the syndicator.

While Brokers and salesperson who are involved in this transaction are trained as licenses under the New Jersey Licensing Act they readily acknowledge that they have no special training or experience with respect to the complexities pertaining to the multitude of structural, topographical, and environmental components of this Property.

Many gurus state the ability to provide the steady work to the best workers is considered the most important component to the rinse and repeat.

To give you an idea, you can probably build storage from ground up (assuming nothing crazy with the land...environmental, massive earth work, jungle, etc) for somewhere around $30 per square foot.

practice, practice,make money.One investor said:"Failure is a component of success"

Also, are there any environmental issues/liabilities that you are on the hook for?

The KEY with a commercial deal is to get the docs while under non-binding LOI but it has a CA component to protect the seller.Doesn't make sense to get bits and pieces and go full purchase and sale and start spending thousands to tens of thousands for due diligence to discover deal killers.These days I review things in LOI.  

Not planning a pool, but will have some playground type stuff and bbq areas, but nothing requiring too much effort/upkeep.Also considering a small mixed-use component at the front for some light retail/commercial.Thanks,Wade