My initial propose for obtaining a license was to pull comps myself and make my own offers.

If your proposed change in use is not an option as a permitted use it may be allowed as a special use.  

What's typical for a full 203k is that a HUD consultant will survey the property to determine what repairs are required to bring it up to FHA standards, then you come up with your "wish list" of additional work you want done, you get a proposal from a general contractor for all the work, then the lender will have an appraiser determine what the ARV of the house will be.

I know I can call and ask, however I also know that if the wrong thing is said they won't cover your proposed claim.

Once you decide what you want to do, your realtor (or you) writes up the proposal and submits it to the seller or seller's agent.

ActHere is a link to a local article about the ordinanceI can't seem to find the proposed ordinance online.

Years ago, my parents rejected a proposal from a wind developer in Upstate New York based on the contract terms.

They are now proposing on spending $2k on the entrance sign, even though you can repaint it for $100 and it would be just as good.

Cite=59.1...https://www.kingcounty.gov/council/legislation/kc_...http://www.seattle.gov/civilrights

Assuming you get 15%, that is $60K per year in cashflow, much better than what you could get in either scenario you propose.