The goal of any insurance company is to minimize there losses. 

I’ve hosted some networking events through my consulting company and think it’s time to do one for fellow investors. 

What type of finance company?

Virginia requires a professional license, not necessarily an attorney- a title insurance company, RE Broker, or financial institution might help you.As to your in progress HELOC you have another problem- if the lender does any physical or interior inspection they won't lend to you.

What kind of differences are there if the property is commercial zoned? 

If it appraises, then you can always offer the difference back and adjust the contract. 

Notice to the buyer and appropriate language in the closing docs could cover most of the liability.You will want to use an RMLO, inspection, and title company.

There are a lot of differences, really from lender to lender. 

I'm on the lookout for a Title Company in Atlanta that has experience with creative financing.

My property management company tells me they are still waiting on the Marshall’s office to schedule the lockout.