There are attorney owned title companies that can help you draft up the promissory notes.

There needs to be a major destination hospital nearby or large teaching hospital.

That's rare.You could probably do a 2nd for the $10,000.Talk to your title company or title attorney and have them draw up the deed of trust and loan terms for the 2nd. 

The house has survived many hurricanes with little damage, but the insurance company said they would not renew coverage without a windstorm exclusion. 

The Management Company is recommending at this point, because there is a dispute, to send some kind of bill showing that this work was done and if not, it would be best to issue a refund.

Hello Mandy,  I work for a company called Visioneering Studios, we are a design+build firm that focuses on churches!

The property has new roof, no major issues with HVAC or boiler.

This comment is very true, I expected to close already but I'm doing a major rehab, and their communication of their requirements has been poor and resulted in a lot of unnecessary delays.

There are several skip tracing companies out there.

I am an agent here, however i also invest in property myself, and run a property management company.