Thanks @Owen SchwaegerleGreatly appreciate the reply, as this is a multifamily couldn't I get a break on survey, environmental report, possibly transfer same insurance into place etc...Is it even possible to negotiate a loan assumption or am I stretching? 

For some mixed use properties, you need to get an environmental report, similar to the standard that is used when you buy a commercial property. 

It may impact your new 20% QBI. 

Seller is insisting on cash purchase as bank will not finance due to environmental concerns.Is this property worth further investigation or should I not even touch a potential contaminated site with a 10 ft pole?

This is about the same risk to them as a Stated Income (aka non-verified) loan and that's what had a major impact on the 2008 RE bubble.

It is a good description along with the two links at the bottom of the page:http://www.ontariotaxsales.ca/how-to-buy/what-is-a...What this does not seem to make clear is how to KNOW what you are buying instead of HOPING that you aren't buying an environmental disaster that bankrupts you or some Crown lein that halts your business for years of repayment.

Rising interest rates will negatively impact your cap rate and surpress your value.

Also, attending local real estate meet ups have been impactful to me.

What are the impact taxes in PG county.  

What are some strategies I could use to protect my investments not only from legal and environmental events but from market fluctuation and retracements?