Not sure about Seattle specifically (it may be more generous), but changing SF zoning to MF and having a new meter put in, etc. can be a time consuming and lengthy process.

You will want to check with your insurance carrier and I would make sure they are properly licensed, insured and or bonded. 

Her income will not count towards the new mortgage as she just finished up lengthy stay at home mom duties. 

Diversify the portfolio in the markets, bonds, and some alternatives like real estate.

It is also contributing to high bond spreads (and thus higher mortgage rates).

House-hacking or arms-length?I

This vehicle puts you in the driver's seat, allowing you to explore the vast horizons beyond stocks and bonds.

Going into the project I was ready to permit and want to do my best with the city and not get penalized but 3 licensed/bonded contractors have said they would not recommend permitting with such a small project.

Subsequently they're required to have bond and liability insurance.https://www.procore.com/library/texas-contractors-licenseTDLR licensinghttps://www.tdlr.texas.gov/Desoto building dept.

Id look at high yield CDs, money market accounts, dividend stocks, bonds or something like that.