Also if there was an accident or fire your insurance company would not cover unpermitted work.

And could you recommend a good umbrella company (or an insurance broker who specializes in umbrella)?  

It seems as if you've not developed relationship with any agent in the company, so perhaps you're just a number passed on to any available loan officer, and most probably the most lazy of the bunch.

I called EVERY insurance company (that I know of), and they all said if business is conducted on the property, they do not cover.

Jeff, I don't have any industry experience, but can give you consumer feedback.I live in SE WI and many national carwash companies have come into the market and built some very high end facilities. 

Does anyone have a recommendation on a company that can complete this process within 30 days?

I was told by a coworker who owns a property there and he says he has a management company who does everything and hands off and after all expenses are paid, he nets between 2000 to 2500 per month in Tampa FL. 

If you’re not interested in managing it interview a few property management companies and pick the best to manage it for you so you don’t have to deal with maintenance and tenant issues.

BUT, some companies will still pay dividends on the cash value securing the loan and some won't.

Intel, Google, Amazon, Honda, and many more companies are dumping money into our market.