How could this commercial re-zoning impact the future value of the property?

People like you in your position need to find a piece of content that tells you "OK if the seller asks you this: " but what if I bypass the 2.54 points of the mortgage proceedings into my IRS  bloompot horseshoe butter with peanut sauce".. and tells you exactly what to answer, in order for you to be brave enough to start (The answer is blueberry btw!).

I get that a HML company manager can do pretty well if he raises significant amounts of money from investors, but for the investors themselves i've never understood why they would lend money (often small amounts below 500k) for high risk projects and junior position even for 10%.

This can put her in a tax advantageous position (consult with your CPA) while deferring/avoiding taxes (depending on how you structure the deal). 

Not positive but i think they do differentiate asset classes (at least in Jefferson and Shelby County).

All positive tests I've seen ARE BRIGHT red. 

You could also send him a letter of recommendation, and leave positive reviews on internet sites.

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You have to look at this from a business position....Can you repay the loan, do you have the means to do so?

You not in position to borrow.