Hey Chris, a few thoughts here.Considering that office is not attached to the house, I wouldn’t add any footage to the total home square footage; however, you could advertise that office space and amount of footage and amenities in your remarks.If you’re a Realtor or are using one for the sale, your local MLS may have fields dedicated to additional footage for other buildings on the property, such as ADU’s.The other point is that typically, perhaps depending upon location, a space needs to have heating to count in the square footage, which this office doesn’t have if I understand correctly.Consider contacting an appraiser to inquire about how they would handle this space on an appraisal, or a Realtor.

Giving them a laundry list of items will typically just overwhelm them and create more confusion instead of giving them a smaller step process to get more confidence to get the ball rolling and then they can get into the weeds on their state when they get the contractors out there, have local bids come in, and dial in their plan. 

Hey @Ryan Irwin thanks for the reply, would love to know how this deal plays out in your local market.

The best part of BiggerPockets is the incredible connections you can make, especially with so many local investors in the area.

I have read that the best and most cost effective way to purchase games is to visit local arcades and barcades and ask they have any games that are not in use but in good working condition that they can sell you.

Connecting with local lenders or experienced investors can really help you get clarity.

@Cathy Fitzwilliam There are some great real estate meetups in San Diego that are full of local pros and out of state investors. 

He and I are members of the local REI (ORREIA: Oregon Real Estate Investors Association). 

Been looking around North Conway its one of my other favorite spots to visit each year cozy little town with a lot of local amenities.

Just call a local real estate attorney , they will draft up a note and deed of trust for you for a fee :)