It may be easy to rectify, maybe not, depends on your jurisdiction, the issues involved and the City's stance. 

I’m pretty handy with tools and business minded.

Every loan and bank will have its associated fees and cost as its the price to do business but if you see more leverage in tapping into existing equity that could very well be the case.

I was able to rent the garage to a seasoned electrician running his business through there only coming in and out to stock his truck once per day.I hope to be able to convert the second floor into an ADU as soon as Feb 2nd rolls around.

My only reply here is to say to simply focus on the business objectives.

Also, if it fits your budget and your business needs a write off BPCON lives up to the hype. 

Fast forward a few years we are we financially free via house hacking and owning small businesses (leveraging our house hacks as collateral). 

Everyone is trying to maximize earnings in this business. 

You might have a tenant upstairs and a local business renting the storefront below—a winning combination​.2.

Pricing models vary, but I use a flat-fee approach based on the intensity of design strategy and level of investor involvement.