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. 

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?

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.

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

I asked support about posting this message and they said I should put it up in the forums so here it is:I have a superior mold remediation product and want to make it available to members- it is the lowest cost, laboratory proven, environmentally safe solution available.  

You can include electricity in the rent or lease the panels to tenants, but it now falls in the category of great environmental thing to do, and the math works out, as long as you can find a way to sell the energy, which is what my startup is trying to create a system for.

Once you are able to find a site that is already zoned for multi-family- because rezoning to multi-family is very difficult- and tie up the site with an earnest money deposit, you've then got to engage professionals for: surveying, land planning, civil engineering, geotechnical, environmental, architectural, MEP design services.  

I am evaluating a property that has environmental issues.  

While the cost savings from the increased efficiency are very appealing from an environmental prospective, because the utilities are separately metered I'm not sure the difference would be enough to warrant increased rents.  

Here's a general overview:130 acres of land split between two parcelspreviously operated as a golf course until the owner passed away; it has since been shut downalready has a septic system for the club house/restaurant that has been maintenanced regularly (not sure how many homes it could sustain)land was evaluated by a developer, but was written off due to a lack of public water/sewagetownship told me (not in writing) that public sewage and water will likely go in within 5 yearsthe land is aesthetically pleasing with rolling hills (slight grade) and a few pondsOwnerswell off financially; want to sell but are in no hurry; they are considering a few optionswilling to work out flexible terms: owner finance, lease, lease optionrequire that in the event of a lease or payment delayed owner finance situation, that the taxes are coveredLocation2 minute ride to the highway11 minute drive to a Walmart Supercenter$93,000 median home sale priceone hour outside a major metro6.2% unemployment rateStartup Capital Required: Property taxes through-out development of first phase of MHs until income producing; then split profit, begin payments, etcEngineering plans for 50 homes (expandable to 200 based on demand)surveys, environmental assessments, permittingdesigned to eventually tie-in to public water and sewageConstruction of lots, roads, and foundationsPurchase of new homes to be sold offI believe there is a significant demand for a family friendly park, retirement community, or both.