It was about 20 feet down in the front yard, so that's  a pretty deep trench and someone had to go down there and clean out 3 weeks of tenant solids before they were able to replace it with PVC.

Again, if you have deep pockets you can just buy a portfolio. 

Class A property RentReadys rarely exceed ne month of rent, many only need a deep clean.Class B RentReady usually requires about one month of rent in prep.Class C is a crapshoot.

Track record…I like that they’ve been in business for a while, but I’m not as comfortable with their history in industrial (maybe I didn’t dig deep enough).

I don't have answers for all your questions but my opinion will be as long as you disclose to the sellers and they understand that they are selling their asset in a deep discount ( in your case $18500 vs $60K value) you are fine. 

The research will investigate potential soil contamination, ground and surface water quality, along with the presence of hazardous substances on the site, and will include researching files from various municipal and state departments including the planning and zoning department, health department, fire department, and the Department of Environmental and Energy Protection (DEEP).

As an investor, you want to grow your portfolio first wide (number of assets, total property value), before you grow it deep (de-leverage, equity). 

To check it out well, look into the market deep, get a pro to inspect, dive into the money details, ask local pros, and talk to a property lawyer.

- Do they focus on multiple asset classes or is it an inch wide mile deep, narrow focus? 

Purchase Discount: It's crucial to buy properties at a deep discount if you plan to BRRRR and get cash back.