Not sure if this will conform to the SBA, but worth a shot.Thanks again for taking the time to respond.  

I finally found a bank that would do a non conforming condo deal that was reasonable.  

So you pay them a few thousand to have the right to buy it when you are readyAround here you can go to the board and apply for a variance provided that you have a contract of sale, (or "an interest" in the property.The other option is that you make sure that your building plans are conforming and don't need a variance.I suggest you talk to a local lawyer about the process in your area, there might be better ways around it and/or, the lawyer may know that if one board member votes yes, all will follow, so you just need that one members opinion.

Any FNMA,VA,FHA,USDA, bank loan(basically any conforming loan that was foreclosed on) would have required title insurance, a conforming deed and survey(or existing survey) when the buyer who was foreclosed on purchased the property. 

If everything is going commercial from residential then your chances of showing conforming use are good.You will need to get the zoning change to commercial plus the actual project and site plan approved as well. 

You need to find out if it is a legal non conforming property.

Hi @Wilson Cheung,I've had way more conversations with people that own (or want to buy) botched half-completed condo/townhome conversions than I've seen successfully completed, Agency-conforming, condo/townhome conversions, that someone can get a Fannie 30 year fixed loan on.

The way I understand it, is that Fannie and Freddie buy so many loans that all the other banks conform to thier rules so they can sell them off.

My first duplex was on a conforming fannie loan and I wasn't asked about experience or reserves.

I've found their lending standards unreasonable and experienced an unwillingness to explore (or inability to comprehend) creative financing options, especially when investment property is concerned.For some time I've wondered if the market for non-conforming real estate finance and investor loans is underserved.