I’d appreciate any additional suggestions you might have! 

OF COURSE the Contractor is going to say you need to tear it all out and rebuild the wall(s)  because that's the absolute easiest solution and adds additional work for him.

The 2-3% points in extra cost are worth it if you plan on using as I described above because the use would be for a few  months at most and due to that short term use you can survive a rate adjustment up.But, if you have no plan to payoff the debt like when using for a down payment on a long term hold why pay the extra cost for flexibility and have the additional risk of the adjustable rate with the amortization looming when you can get a fixed rate second mortgage. 

- Highly recommend REQUIRING tenants to get Renters Insurance and adding you, as the landlord, as additionally insured.

Additionally, the frequent zoom meetings help provide new opportunities to learn with the group, network, and get specific answers for your questions. 

Is there a way to access the additional features without creating a new Stessa account through the BiggerPockets link? 

There waiving regulations that would have impeded it, and are trying to get additional funding to cover anyone who had any lack of coverage. 

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

I’ve realized I need additional help—someone local, like an assistant.Here’s my idea: I was thinking of purchasing a small piece of property and putting something modest on it, like a single-wide home or a similar small structure.

Additionally, my husband lived there for six years, and the city feels like a second home to me.