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I'm already working on the commercial loan pre-approval,   and I have an attorney identified I would work with to prepare / review contracts.   

For Value-Add, there are a number of players and plenty to find here and elsewhere through reading the boards, reviewing signatures, marketplace, etc. 

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I just didn't want to make it possible for him to sue me.First, I wrote a negative review about him on a very popular niche-related site (like BiggerPockets in your case; just be careful if they have a common name so that you don't hurt someone unrelated) and his business using this title to make sure that it ranked in the top 10 any time somebody searched for him or his business:"Joe Blow of Joe Blow's X in San Diego, CA: An Honest Review After He Didn't Finish the Job AREA CODE + PHONE NUMBER"I was careful to make sure that I just stuck to the facts and didn't call him names or use words like "scam" or "ripped off."

They then review that and choose to fund the loan or not.

Is it over the counter, require planning review, structural or mechanical subs, historic, etc? 

Thanks for reviewing! 

This information is obtained by reviewing repeat mortgage transactions on single-family properties whose mortgages have been purchased or securitized by Fannie Mae or Freddie Mac since January 1975.

He had fantastic reviews (50+ 5 star reviews, nothing less than five stars).