Hi @Patrick Finlay - you can speak with Tanya McBride in the Kapolei office of First American Title.

If the aforementioned surcharge is approved by the Rent Leveling Officer, the surcharges shall run for maximum of two years, if so provided.

I am an experienced loan officer and I have multiple investment properties myself.

My full time job requires me to go to the office in Dallas, TX.

The flipper folks always like to say "you make your money when you buy," meaning that the lowest possible and highest value entry price point is one of the most important things.So let's visualize a single story office building.

Talking to zoning officers, I find that in some municipalities they are grandfathered in, but in others this exemption ends when the lot changes hands.What I am seeing is a picture of a huge amount of semi-rural land that is frozen in time—impossible to use and therefore impossible to sell.

Can you elaborate more on what you mean by "Commercial" - are you looking for a business-purpose loan on a residential investment property or are you looking at true commercial real estate (office, retail, etc)?

Find a local office in WA and discuss your situation with them.

I suspect they have a procedure to deal with this and it may actually involve having their inspector just go to the office to inspect files and determine that info themselves. 

Their main office is in Columbus, but they are licensed in several states.