There are 3 separate loan options.

Do as much research as you can to establish an understanding of the real estate market AND do separate research to learn your local laws.

It may be including with zoning ordnance, but I have found them separate.

I think you need to separate the two issues holding you back.

And by "grab coffee" I mean we can both drink coffee in separate locations while on the phone.

So I would suggest you try the following first; Write a sentence describing the situation, just one sentence on the top of a piece of paper.Then write down all your separate thoughts about the situation until you have written down absolutely everything.Hopefully when you have done that you will begin to get some objectivity about how your thinking is holding your reason hostage :) That distancing is sometimes all you need to get a bit clearer and calmer.Then, continuing to get back to your logical side think:If I wasn't afraid AT ALL what would I do inside a situation that was presenting these uncertainties?

Seal with lid and set timer for 20 minutes to pressure cook.Pulling it all togetherI store these two separately.

Springville won’t let me build another duplex unless it’s a separate lot unfortunately. 

I’ve had bathrooms where the fan was on a separate switch and the tenants didn’t like the noise.  

For future reference, you can probably estimate 2-3% of the purchase price for closing cost (separate from your down payment) on the buyer side.