.- legal?

HELOCs are designed for primary homes.Be prepared to have to call back a few times. 

You may be able to find out what it would take to legally turn it into a 3 bedroom and make it work. 

In my opinion, if they’re not back to collect their belongings by the signed document date, I’d dispose of them by the 11th. you’re not legally obligated to hold anything past that.

-Her "handicap" is not plainly visible in any way, so are we legally able to ask her why she needs a service dog?

Surprisingly so many Mom and Pop investors don't do proper book keeping or have any T12 and P&LThe minimum you want to ask is as follow: (NOTE - Please seek your own legal advise, Im not an attorney!) 

If it was attic space then it more than likely wasn’t designed or constructed for habitable floor loading.

I did not think a walk through room could be a legal bedroom, but is that irrelevant for an appraisal?

That's not the same as a legal ruling bud. https://www.gao.gov/assets/370/366931.pdfHad the contractor sued them in court, they would have won as there is case law that shows email is proof of submission.

That is an estate planning designation that is not relevant for your 1031.