Contract forms and other necessary evilsI'm a member of the California Bar (based in God Bless Texas) but not offering legal advice here - just a word to the wise.  

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We have done cool hot tub bars that people love and it's low cost.

That said, I can tell you that sometimes a standard form provided by an association or even the California Bar may not meet legal requirements for the local jurisdiction that your property is located in.

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We recommend purchasing the most updated lease agreements from https://eforms.com/rental/ or looking on your local realtor's or lawyer bar association's website for these forms.

But, I am not an agent, so I don't know what the rules are.I do know from the Arizona Bar conversation, when I called them, it's illegal in Arizona to fill out legal forms for a fee, in Arizona, unless you are an attorney, real estate agent or other appropriately licensed individual.

Through all of my previous projects I've had W2 income but don't have that for my current project: converting a 1940's gas/service station into a coffee shop and bar.

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Wouldn't you be in at least the same place after it was rebuilt (barring changes in he local market I would guess the value of the property with an newly built house to be greater than before)