I am not worried at all about loosing occupancy.

The problem is, cheap funding is a thing of the past, as the ultra loose monetary policy from the FED is over. 

Scaling my personal housing and life needs back. loose five year plan is to do rehabs on at least another four units and keep living in the bus.

Or, a funding company with a 30 year fixed product which rates are in excess of 7 today.

25% is pretty standard, and no it does not sound excessive, unless the price point is very low or the sale is complex (short sale, liens, etc).

Walgreens can also sublease for the remainder of the primary term until they can get out from under it.Another reason it can sit there is the owner paid too much for it when they bought and the developer had overinflated rents to cover excessive TI when developed.

Has anyone had luck tearing out the floor, securing loose floor beams, and installing sound insulating materials?

I’m also not sure if my market could handle this, as the PM thinks we may loose some tents.current rent for triplex 1bed 1 bath @- $625 -$ 765-$ 695

The MC send me the invoice and the lawyers contact if i had any questions with no option to discpute,- Or the last option (which would avoid loosing the hair i have left) is to just put a claim with StateFarm on this issue and see if this can be covered. 

You may only need a phase 1 study to verify the reports you mentioned, anything above that can be excessive depending on what they find in phase 1.