Since Jan 1, there have been 9 shooting homicides (pretty much all gang related), 15+ shootings (most appear to be gang related from initial investigations), and a bunch of car thefts (had a recent one month stretch that had 25 thefts).I'm sure this will affect the local market a but as potential buyers would see this and be turned off right?

While I am not a fan of entering into a deal then backing out and suing, some of your claims need investigating. 

Property was built in 2013, taxes as of 2014 and 2015 were $3,582     I will need to investigate how it will change Insurance costs?

You are right that it is best to investigate what programs exist.

@Mike McCarthy I have investigated and went to the property.

There is so much information and disinformation it requires some degree of forensic analysis on company financials as well as a rock solid understanding of the macro-economic context....  

Not much advice for remediation since I was mostly on the "ID and Investigate" side of site contamination, but there is probably a deal hiding there if you can protect yourself adequately.One thing I do know is if it was a gas station in the 1950's and before, it TOTALLY had leaks!!!

this case has gone to full investigation ""530 Center Street NE, Suite 100, Salem, OR 97301State of Oregon - Real Estate AgencyFrances Hlawatsch | Financial InvestigatorBest regards,Thank you again for the information, if I have further questions for you during the investigation I will certainly reach out.The Agency is well aware that unlicensed “wholesalers” are rampant in our jurisdiction.

As long as you revisit and investigate why those mistakes happened AND act upon improving them on the next deal, you should be golden.

I contacted the Nevada lending division   About 2 weeks later I received a call from the state investigator..