@Andrew Mercer its highly unlikely that you will be able to add another unit so before you start anything research with the local code enforcement office to check if there are occupancy permits for the existing 3 units and if a fourth can be added.

I was residential loan officer/mortgage broker from 2000 to 2008 and a Realtor since 1993.  2008 and the next few years were difficult times to be in real estate finance so I jumped to bank owned sales during this time, so I have both perspectives.Both as an LO/mortgage broker and real estate agent I would regularly have banks/lenders ask for a comp-based appraisal and a rental survey on 2-4 units properties; which is Fannie Mae Form 1025/Freddie Mac Form 72. 

I'd run this by your broker to make sure you're not breaking any office rules, but I am also licensed in CO and see no issue with it.

His office is off of 25 and Hampden.

I just dropped the price on the rent a little below market and I worked with different people until I found a tenant that was fine with getting their mail at a post office for the reduced rent.  

I would like to have read a few from any state before arriving at our attorneys office, so I can bring to question some of my concerns.  

Today he visited the planning commission and while they agreed it's a commercial property (he would live on the top floor and run a store in the bottom half), the person he spoke with at the office said there's a concern that there's not enough parking.

They can either come into our Office, we can send a mobile Notary to a location of their choice or they can print the Deed and return it to us signed overnight.

The seller has an on-site property manager in place receiving free rent for one unit + $1000/mo salary + another unit as an office.

But just interview different brokerages, and or offices, management varies from office to office.