If you're struggling to secure any interest than your unit is either not attractive to potential tenants, or not competitive.

I made just over a full price offer with really attractive terms.

At this time there are labor cost differences in Texas that are attractive and companies are taking advantage of the same.

It also produces professional reports I can share with Tenants/Landlords.

I have considered reinvesting in my business and myself but I want to lower my taxes and be able to produce income while not working or minimal work ( maybe 20-25 hours a week ) .

Pay the $60K tax and bank the $250K as operating reserves.That would leave you investing around 1.1 mil in producing assets with $250K of reserves and no tax due. 

If the tanks leaked, remediation and cleanup will have to be done, and the property readings will have to be under maximum allowable percentages of contaminates for a certain period of time before the property can be re utilized.As to the asking price, either the seller doesn’t really want to sell, the seller wants to see if he can find a sucker; or possibly the value of the land for future development is much more valuable than the existing use.But assuming that the latter is not the case, what is it that attracts you to a deal priced over twice market value with a possible environmental problem to boot?

I expect in 12 months when a vaccine gets produced, the economy will get back to normal.Unknowns is if CoronaVirus spreads to other countries.

If it is a good idea , the seller wants me to call them to discuss , can you guys help me structure this in a way that is beneficial for me but also attractive to the seller . 

HOWEVER...if he holds onto it long enough, it will produce a profit.Real estate is only worth what it's worth to you based on your goals.