(PM me for contact info if needed)We normally do residential, but double check with him on commercial title. 

Outside of that, I would have just scheduled it during normal business hours at her next availability.

Im uncertain how to tackle this bathroom. 1 full bath, but the shower is smaller than normal.

Is it normally a balloon payment assuming a successful refi happens?

A Public Adjuster normally charges a percentage of the claim payment for their services. 

Technically my commercial loan lender normally only writes 15yr commercial loans but he agreed to a 20yr note.  

Normally I offer them a certain amount which goes down by $100 per day.

This one can be a bit trickier because not only does it take more time and huevos to execute, but also many of these homes are so distressed that they may not qualify for traditional funding, so you may need all cash, seller financing, private or hard money loans to buy and fix before refinancing to traditional mortgage.Another nifty trick is that if you look at HUD foreclosure homes (can lookup online) they are normally open to buyers who will use it as a primary residence first before they open it up to investors.

I have a great deal with a super motivated seller but he has self managed since he purchased the property so he has no formal records but in my assessment his properties are a steal.My dilemma is all of my investors like paper trails and are to nervous to take the risk how can I make to deal work without the normal paper trail.

I normal sit down and spend some time working with a client to figure out their needs and goals so we can make that happen.