They typically are heavily discounted due to the need for major mechanical systems needing repaired or replacement.  

We are not living in the days when the car mechanic knew how to fix your car.  

Purchase price $17500 in cash- $105 Title search- $100 city engineer fee- $500 attorney fee- $125 agreement papers- $75 mechanics lean draft/filing- $240 1/2 transfer tax- $500 tax split- $165 garbage, and other misc fees... $1810 closing costs which equals 10.4%The $165 is a number that I had to come up with as the spreadsheet didn't equal the actual costs of $1810. 

I got the house from Wells Fargo, which had existing violations such as mechanicals not being there, problem with garage that is no longer there.

Can I do my own electric, plumbing and mechanical  work on an owner occupied commercial building?

You need to look at each unit and it's mechanical systems as best as you can and if you do get it under contract be sure to have a good inspection done.

City requires that electrical, plumbing, and mechanical to be up to code.  

And then as you mention, the typical structural and mechanical stuff.

As a wholesaler, you can state that you have never lived in the property and have no knowledge of defects, materials, mechanical equipment or amenities.

I'm a mechanic by trade, so I'm use to getting my hands dirty and working long hours.