my lady at the bank said that she can’t advice me .Thank you 🙏

It looks like the Rolling Stones album called "Sticky Fingers".

So when I spoke to one lady about a mortgage after looking at tax returns it seems my DTI is not favorable for the mortgage. 

"Why" is beyond the scope of how much my fingers want to type right now.- I don't know the answer about how bonus ADU density and FAR interplay. 

What I'm gonna do is allow the 85 year old lady to continue using the driveway across my yard, under the form of  a revocable license, up until such time that she no longer occupies the residence / or the deed transfers to a third party (probably a trust to her kids in this instance, or maybe an unrelated 3rd party buyer), at which point the liscense will be revoked and I will remove the improvements (asphalt) and restore the benefit of green space to my property.Perhaps more likely---- the neighbor ---- or the eventual 3rd party buyer---- will want the benefit of that driveway so that they can access their house (other than the public street out front with no parking) and I'd imagine they'd either A) buy my property from me or B) pay for a lifetime easement to be able to continue to use the drive for access to their house.      

I've since started investing nationwide and since my guy doesn't travel I have looked into Trachte's labor quotes a little bit and they seem reasonable especially given that it removes the opportunity fro trachte to point the finger at the contractor or vice versa when snags arise!

I would say the same thing no matter what company you go with, that way if there is a problem there is no finger pointing and warranty issues.

Handing some 92 year old lady a disclaimer and stacks of agreements may not do anything for you!

If you start looking for a vehicle before you actually need it (i.e. while your existing vehicle is still serviceable), you can find wonderful deals - my current work vehicle is a Jetta TDi wagon which was 18-months old with only 16K kms (10K miles) {just past the first oil change} when I bought if from a lady who decided she "needed" an SUV.  

Hi,Purchase the property with the lady becoming a tenant - Charging rent (but with better terms for her)Create a life estate - not charging rent (but with better terms for you)