.  --- This $300,000 investment also ties back to my concern whether bay area prices are in "bubble territory" and if there is a chance that I lose parts of my principal or if the $300,000 would grow faster and less risky in other asset forms.About Me:I forgot to mention a bit about my background and finances...

The designer then passes it off to the contractor.

-----------------------------------------------------------------------------All of those questions are designed to quickly let me see if they really know and understand what they are trying to do.

I still buy the design materials (tile, lights, door knobs) but the basic materials I just have them buy and it's included in the quote.I would just ask the contractor to do the quote whichever way you want it done.

Does it matter that trusts weren't designed for this?

That neglects a few big changes - WWI, the changes in lending practices post WWII, and the recent bubble.

I think you incur a considerable liability when you try to shortcut something designed to save you big dollars and risk.Frankly, I would spend the money on the liability insurance regardless.

When I was 20 years old, I was in San Francisco at the peak of the .com bubble, I put all money into tech stocks like everyone else and lost my shirt.

In fact HUD's 203k program is designed to allow for moved houses.

It looks like you have a few design challenges.