I assume you've tackled the Rich Dad stuff... good for establishing the mindset of 'why' to invest. 

Thanks I know there are agent regulations against stuff like this and fear mongering etc.....An unlicensed person though, doubtful there's anything illegal about it.I see no reason why it should effect the seller.

I pay closing costs again, but they are rolled into the loan.When I purchase a primary home that is need of disrepair, it works like this:Primary homes carry many federal regulations where short term money usually cannot be used. 

Make sure to educate yourself thoroughly on the market and the business including raising capital and SEC regulations both Federal and State so you can make sure not to cross any lines or illegally solicit investors.

They don’t have regulations like IL...

Lenders often want to see a mitigation plan that is approved by the state or local regulator and sometimes want a lender insurance policy to protect against property damage and personal injury claims. 

What is the best entity to establish for this type of ownership structure?

Practice with your particular paint so you get regulator pressure set perfect

Vapor intrusion can indeed be a risk to onsite and off-site occupants but that exposure pathway would be evaluated by the environmental consultant and the state regulator.

You can’t arbitrarily regulate parts of a vertical business stream.