I got a lot of interests because of the convenient location.

With ADU Geeks he worked all over San Diego so I would be very surprised if he hasn't worked in La Mesa.HELOC is always the most firm route - I have recently learned of some solar companies funding home improvement loans that I am looking into myself.  

The differences are not very big and adjustments are mild, but that is also something to be aware of as it might surprise you, depending on the lender.

Yes, Zillow is surprising unprofessional.

Quote from @Trent Reeve:To be honest, I am surprised by the responses.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

I'm honestly surprised, right now our only debt payment is a 857 mortgage, no car payment no student loans no credit card debt, and good credit 740's. she doesn't make just a lot (41k a year) but with the 857 mortage payment, her debt to income shouldn't be much over 25%.

You will be surprised how often that will get you more information...often critical information.Second, if at all possible, try to get on the phone with the landlord prior to the current landlord. 

Because you can afford a house, you can’t afford a surprise. 

. ;-)  Hahaha yeah I'm not surprised!