On top of that I spoke to an engineer and he was in the $5-8,000 range depending on findings and what the town required...

I'm an engineer by trade so I like getting into the details as well. 1. 10k on my side: Thanks, I thought I was able to deduct a portion of common area expenses; however this is my first property so I'm still (and always will be) learning. 

Should we secure lease commitments before contacting engineers/contractors?

@John Bergstrom - Why not call a local environmental engineer and have them test it? 

Using both the assessor's site and the mls search engine, you can create your own form of sales comparison similar to what an appraiser would do. 

I have an engineering degree, but it was my side hustle that propelled me to FI within a few short years.Good luck and if you have any questions you can always PM me.

I currently work as a network engineer for a telecom and I'm looking into real estate investing and wealth building. 

A flick of the legislative pen can wipe out your income engine.

I understand the trials and tribulations of working with friends and family, but I am willing to take these on for my first deal.My experience in real estate isn't super extensive but I am a data engineer for my day job with a background in statistics and finance.

Haha, I am kidding though, I love my engineering job and plan to do great things doing it.