Also, some numbers in the calculator should be adjusted.1.

Hot the market that you are buying in, if you have leverage over asking for the fixes, typically to speed up the process and you know that you’re getting a good deal.

My 1st goal is to get enough cash flow to cover my monthly business loan should I lose a major contract and need time to react and adjust.

I will adjust any offers accordingly.

Keep doing the right thing and any time you end up in court over some stuff it's just little expenses, speed bumps really and all part of the game.

The speed with which MLS properties make their way to the sites I mentioned.

Then you then have 2 options. (1) is to take @Ian Ippolito's strategy of maximum risk reduction without worrying about mental energy, this will create the best investment outcomes. (2) is to try to optimize time/effort/energy-adjusted-risk, which can be appropriate for people who are looking for a passive experience, and maybe is appropriate for you. 

I know locally we have new development clients pursuing office actively still, but they are adjusting to bio-tech type spaces with the office.

Namely, the adjustable rate.... 

Adjust it for other obvious things, new gutters, a driveway, etc.