quick google search said NO license required  but it also said to double check with the state.

Thanks @Jenkins Ramon -- won't it be sweet someday when I can take a picture of that vision!

Next, with the rapid appreciation, the repair cost has nearly doubled.

Since you all are emotionally involved I'd get a full picture from the numbers perspective to aid you all in making a decision one way or the other. 

I have a duplex on a double lot that I'm considering the same thing in Sacramento.

The bill proposal is in its early stages so I won't pretend to have all the answers, and I agree that subsidized housing initiatives need some work. ya good point on infrastructure.. they could raise the funds using double tax free Muni's it was common back in the day when we were developing in CA.. to use bond issues for public improvements that had federal tax bene' they are expensive though to put together usually 200 to 250k and that was in the 80s.. by the time you get apprasials and Bond Council etc etc..

I am working with a turnkey company so double checking their assumed numbers.

So am I expected to only ask for a reduction in price to replace the roof and then later find out it’s double that maybe.

Always try to double the project budget & time to prepare for the worst.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I agree, build the garage, but you're not getting it for $10-20k....At least double depending on area.....