So the comps the appriser is using are current conditions.When we challenged the low appraisal based on facts of the comp properties, he did not want to make any adjustments ( i.e. comp's had wrong bedroom count, did not factor in being across from a cemetery, did not take into account master bed/bath, school districts etc. and did not account for any finishes, for example, SS appliances, hardwood floors).

Find out what, if any, penalty is owed, and adjust your offer price to reflect the extra costs.

I’m of the mind that if there’s a chance the situation could be “adjusted” for the better, put yourself in a position to at least say you tried.

Easy rent adjustments, currently now market value.-$2500-$3000/m operating expenses including my taxes, insurance, maintenance, snow, etc.I currently rent 2500 sqft but want to take about 8k-10k sqft for my own business.

I'm not so keen on an adjustable rate commercial loan right now if I can avoid it, for the same reasons @Patrick Reisinger said.

The AC unit has a smart thermostat that allows them to adjust whatever temperature they would like (the smart thermostat is located in their unit).

My insurance company told me that the quote didn’t seem right and they want to send their own adjuster out.  

Once you get rolling you can always tweak and adjust it to meet the needs of the market. 

The biggest lesson learned was be open to adjusting your plan when the circumstances present a better opportunity.

Just keep in mind that a HELOC has an adjustable rate.