Early on my focus was paying off my home as fast as possible and utilizing a downpayment was no problem.  

It's easy for me to say, but I would call their bluff about a lawsuit once you get the lab results back (we all know what it's going to say).Are you paying for utilities? 

I have looked into this extensively and 1 point that has not been discussed is the personal guarantee that is typically given on commercial loans.

Jonathan, I struggle with the same issue of not having enough space for parking - partly due to residents using more spaces than assigned to them and partly due to them not utilizing the space that is available (parking crooked). 

I was born and raised in Marietta (East Cobb) and have extensive knowledge of the schools, neighborhoods, areas, etc.

Landlord pays utilities.

)                           -   Gross Monthly Operating Income              32,642.00 Monthly Operating Expenses Monthly Property Management Fees                   832.00 Repairs and Maintenance                1,000.00 Real Estate Taxes                5,241.00 Rental Property Insurance                1,959.00 Homeowners/Property Association Fees   Replacement Reserve                2,000.00 Utilities                1,291.00  - Water and Sewer    - Gas and Electricity    - Garbage    - Cable, Phone, Internet   Pest Control                   155.00 Accounting and Legal                   150.00 Advertising   Monthly Operating Expenses              12,628.00 Net Operating Income (NOI)   Total Annual Operating Income            391,704.00 Total Annual Operating Expense            151,536.00 Annual Net Operating Income            240,168.00 Capitalization Rate and Valuation   Desired Capitalization Rate 10.00% Property Valuation (Offer Price)         2,401,680.00 Actual Purchase Price         3,100,000.00 Actual Capitalization Rate 7.75% Loan Information   Down Payment            620,000.00 Loan Amount         2,320,000.00 Acquisition Costs and Loan Fees              60,000.00 Length of Mortgage (years)                          30 Annual Interest Rate 4.970% Initial Investment            680,000.00 Monthly Mortgage Payment (PI)              12,411.76 Annual Interest            114,527.10 Annual Principal              34,414.02 Total Annual Debt Service            148,941.12 Cash Flow and ROI   Total Monthly Cash Flow (before taxes)                7,602.24 Total Annual Cash Flow (before taxes)              91,226.88 Cash on Cash Return (ROI) 13.42% The property is being given to me after completing 40 year certification (updated plumbing, electrical, parking, most units are decently remodeled.

Are there commonly utilized Lawyers & Accountants that specialize in these things used by the BP community?

And that assumes you're cleaning up the landscape - er, concrete - and all utilities are billed back to tenants, there's no pest control, and no trash expense. 

All utilities would be paid for by each unit's tenants.