@Shawn Dulan We are in a bit of a similar situation and I now realize the HML may not be the critical factor, regardless of cost.

I realize this is a pretty open ended question.

I realized I'm not the person who will go into someone's bank account statements and go through line items explaining or understanding their spending habits. 

You may get lucky and realize a lot of appreciation gains (I hope you do!)

In most of the country the powers that be realize that rents must be paid.

I think retail will die out, and office space's decline will be expedited as a result of COVID and employers realizing that they can still have a productive workforce with remote workers.

I realized I don’t know ANYTHING about the construction/contractor side of this.

@Jonathan GreeneThank you so much I don’t think you realize how much I appreciate the fact that you’re taking out time to answer my questions what are the books that you are suggesting And if you don’t mind me asking how did you start yourself off

It had probably been 7 or 8 years since I used it, and I didn't realize how much better it had gotten.

(I realize this may feel redundant.)