I would go with workshop option, but get a deposit and signed lease before you start the conversion on the garage to work shop.  

The WEC has had to fight with HITS and USEF (United States Equestrian Federation) the national governing body for equestrian sports, to be able to host hunter/jumper horse shows due to mileage rules.

A lot of guests will go grocery shopping on the way to your home. 9 - Enough Place Settings (plates, bowls, silverware, glassware, cups, mugs, etc) for everyone that you have room for.

A broker will also shop different lenders for you, and different brokers have varying access/relationship with their partnering lenders.

Before you lower the price too much to get some warm body in there, consider what you are giving up.

@Aaron LawsonThe best advice is to shop a few brokers in your market, and compare apples to apples.  

The only thing you can do is shop around for a better rate and hope you can get one from another carrier. 

It might be just you and 2-3 people at a coffee shop for a while but you build on that.

Most people suggest finding an independent agent who can shop multiple carriers as the best option and that is a good idea also but know that some Indy agent's don't want investor business so I'll say it simply Indy's are great but not all Indy's want your business. 

Both are very well versed with investment properties and can shop multiple carriers for you.