I'll join in on the conjecture. Haha.
Hi, Jollymon. I don't see anything unusual about closing in a thirty day time frame with a vacant property and a cash buyer. Of course, an inspection could reveal some concerns about the property, but most likely, the seller simply makes a concession here and there. No biggie. On the other hand, there could be underground fuel storage tanks in need of remediation that could throw another million dollars in expense into the purchase (or sale). Who knows? Not us.
I question whether or not there are "almost always" unforeseeable delays. Unforeseeables don't--by default--always result in delays. They'd have to be fairly significant unforseeables, and those are often finance related.
What I am failing to understand, is why you suggest the need for an architect. Most likely, in California, an inspection of the property by a certified commercial inspector is mandatory and would certainly precede the actual sale of the property. I don't think there's any question as to the qualifying usage of 43,000 square feet of floor space. I can't imagine finding that type of a facility outside of a commercial zone suitable for manufacturing, unless it were agricultural, i.e. a fruit packing company or similar. I would certainly assume that Mr. Li is apt enough to build a manufacturing business in a district that encourages it, rather than one that discourages it, especially in California. Sure, Mr. Li may hire an architect, an electrical engineer, or both, but not for the purpose of meeting municipal demands. Rather, to meet the demands of LQMT in the new building, current or otherwise. I would expect ample electricity in a facility with the stated floor space, but the new floor plan will certainly require a differing distribution of power than was previously arranged and required on the floor.
Air quality is another consideration, though it appears to me that LQMT processes don't require massive evacuation or filtering of potentially foul air. I would think that there are plenty of qualified contractors in the region who staff multitudes of qualified individuals chomping at the bit to get onto the next job. It's not like Mr. Li has to have the entire floor prepared for just a couple machines. First things first. "Let's get what we have in there and become operational. Then, as machines come in, we'll accommodate them. In the meantime, let's organize shipping and receiving, material handling and storage, and maintenance." That's me quoting what I'd be saying.
And as for a Certificate of Occupancy (CO), if I'm not mistaken, that only applies to new construction. Correct me if I'm wrong. I can accept being wrong. :)
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