Also, I am a loan officer if you need to talk financing.

A quality pair of dress shoes for the office?

I'll drop a link to schedule a call down below if you would like to discuss the HELOC situation further, as I am a licensed loan officer. https://calendly.com/tycoutts

When hiring a designer, look at their past projects and speak with a few different offices.

Last resort I usually call into the zoning office and have them look up the address to tell me specifically how it is zoned and what's allowed :) 

I am familiar with how to view all assessors info, search deeds and recorded documents/etc per jurisdiction, and I do (enjoy) actual in depth recorded document/ research in person at the county offices too of course.  

Your local zoning officer and Planning Commission can help with this on the municipal side.

I am a loan officer licensed around the United States and would love to answer any questions you may have.

My neighbor owns the local Real Estate office.  

Because to me if I have to do that, I may as well give up on all this altogether as a failure and go back and sit in an office cube until death, lol.