Take a lot of pictures, video walk through of the property, and of course keep records of how much has been paid and when.  

Sometimes Zillow or even the MLS will bring in public records data, and will show houses as have 1.5 baths or 2.5, etc.  

It seems you have a good enough track record that you can show someone what you are doing and possible find a source of money other than having to wait for your own savings to build up.

The deed of trust is recorded with the county recorder.

Recording of title is notice that a transfer has occurred, but in and of itself it is not necessary to effectuate a sale.

I usually spend $750+ on specialty inspections and pull all my own records either way, so in my case I benefited as a buyer from using dual agency before I had my license.

Do the research thoroughly and upfront on the buy side so that you know what is realistic to expect as far as the improved value goes, and don't bank on setting new records when doing so.

After you have a track record then get a partner.

The property, according to tax records, is zoned as a commercial property.  

I talked to another investor who experienced this as well, at the same bank.I have a couple questions: 1) Why and how can a bank collect more than what is owed to them in an event of foreclosure and 2) does this inflated amount recorded on the mortgage lock me out from accessing the equity in the property, if for example I'd like to add a 2nd lien, cross-collateralize the equity or cash out refi someday?