Ryan, it sounds to me like you might consider a rust converter, which chemically changes iron oxide to iron tannate. I would think that you could pressure wash the areas to be treated, let it dry and then apply the rust converter. Google "rust converter" and see what you think. Here's one that looks like you might be able to spray on, but I'd check the FAQ's first -
https://www.theruststore.com/Rust-Co...AQs-W48C2.aspx Follow with your paint of choice, maybe like Rustoleum's industrial line since you're not looking for show quality.