The property is in a flood zone and the landlord said she pays $750/year so I already added that into the insurance costs along with regular homeowners.  

Not sure if regular income tax payment qualifies as an IRS debt.

The top floor is a one bedroom apt and the bottom floor is commercial space that was most recently a liquor store.

There's a clause that says it can't be used for physical repairs which makes sense if you have a brick and mortgage store/office but in our case as rental property owners, can I use the loan funds for a repair such as a gutter replacement??? 

Most CRMs will be able to perform basic capabilities (scheduling tasks, storing your database, etc.) and if that's all you need you have plenty of options.

The part is not on the truck, so he has to visit the hardware store (and stand in a socially distanced line for 30 minutes while waiting to get in), then drive back to the property to install it. 

The issue is regularly lenders want it to be refinance in my personal name.Any suggestions or leads how to refinance and keep under business name.

Check ARV "after repair value" on other duplex's in the area to figure out what it can be refinanced for, consult your agent to pull Duplex comps from MLS or use Zillow and check recent sales, figure out the repair costs https://www.biggerpockets.com/store/flipping-and-estimating-bundle-ultimate and get 2-3 contractors through the space.       

There's just a high-level of perceived risk for regular buyers.Most people looking for owner financing are investors, and they typically won't pay top dollar for a home. 

@Ashley Knodel Assuming you have Lowes or HD in Canada or something equivalent the cheapest appliances in our area are when those big box stores have their sales.