It sounds like you might be doing a little eraser math (making a deal work from not estimating enough for costs) so beware of that.

You got some solid advice above check with your lender and get in contact with an attorney like @Bob Floss II who can help setup the OA.Assuming there is no pushback from your lender, you should be able to do a quit claim deed to retitle. 

If your lender is requiring two, that sounds like that's their rule. 

My best advice is find a place that has a few rooms with square footage to add additional rooms and an ADU.

I don't know what they are but unless there's something in the city that requires that kind of notice, it sounds excessive to me.

Any insights, personal experiences, or advice would be greatly appreciated!

It sounds like you might have some great insights or connections & I’d love to explore how we could work together or share resources to make impactful deals happen.Let me know if you’d like to hop on a call or chat further—I’m excited to see how we can collaborate now or in the future.

Your job, your savings, sounds like you have a supportive dad, you live in a place you evidently love, you’ve had exposure to the business.

Todd Worrich - Jason Glast group w/ Phyllis Browning  Sounds like you hit a home run!!!!!

Appreciate you taking the time to give me information and advice.