If it looks like it can, a surveyor can go out, survey and they also verify it complies with zoning, and they submit the new plat maps directly to Mecklenburg County.

I would also review with the agent what types of safeguards the companies will expect (Hard wired smoke detectors, Central station alarms, extinguishers, etc.) as some of that will be cheaper to do during your rehab rather than laterIf you lease the commercial space out to certain businesses you may have to comply with additional codes. 

However, your desire to renovate, or the current owner's desire to sell the property, does not supersede the tenants' rights under the lease agreement, and you inherit the terms of that lease when you buy the property.If the lease does not include the use of the basement and the garage, the owner (or you after you close) can petition the tenants to remove all of their belongings from those areas, but the tenant would presumably have the right to comply and thereby not compromise their continued rights to the first floor (basically, a lease violation that is curable, if cured, is no longer grounds for eviction). 

Sure we can make them comply but it would be nice if they knew what was in their lease so we aren't the 'bad guy' enforcing aspects of the lease they were willfully unaware of.

First, Unless MN is different then 90% of the US, You do not 'own' the HOA, The HOA is a legal entity created at some point in time. you may have controlling votes in decisions when the HOA brings then to a vote, but unless the document created at the time of the formation of the HOA says something differently you are just a unit owner many times over.Second, Depending on how the HOA was set up, The HOA may be under the Direction of a Property ManagerThird, You must follow all Federal,State,Local laws regarding the HOAForth You must comply with all HOA rules  for each individual of your units regardless of how many you ownFifth while it might be enticing to go all Pirate King, remember you have to follow the HOA rules or you may be subject to fines and lawsuits or both (In MD there is a case in the courts where a renter had problems with the unit owner and the the owners of the unit are being sued separately by the tenant.

If you carry your own paper you must comply with the Dodd / Frank act.

If all cash, disregard everything I said, except, check with applicable state law as to any laws you have to comply with relating to the sale of any properties.

Since around 2013 I think, brokers must comply with SB 978 which defines suitability requirements.

It lets the tenant know that he/she is in violation of the lease terms (list everything she has done/doing that is in violation of the lease), that she has has "x" (whatever the state requires) days to cure the situation (stop, make repairs, etc), and that failure to comply and cure will result in their eviction.  

Given what you've said you'll want to make sure this loan would comply (I think since its under 9 months it might) because there are restrictions on a ballon payment.