While having extra space is nice, if you are in a pinch for money and you have the outlook this is an investment...you should do what you can to optimize the return.

This is not the time to penny pinch, it is simply not worth it. 

As I stood on the porch of our dream lake house, overlooking the serene waters of Locke Lake, I couldn't help but pinch myself.

I know when your in a pinch Liberty mutual will typically insure LLC's without an issue too but there rates tend to be pretty high. https://www.easterninsurance.com/

When it comes to pinching pennies and building budgets he is really good but that’s about it. 

I don't want to offend anyone but take the advice from local bay area realtors with pinch of salt unless they can showcase their local investments.

Costco and Target home delivery if I need to send something in a pinch. 

There are those who think the only way to get ahead is to be predatory in every aspect of their dealings. if they can pinch the other guy for a quarter in a handshake they will, pitiful there are such folks, must be in their DNA......not saying the OP is at that extent but there absolutely are people like that in RE.

Again, you could ask your HML for a recommendation.If you're really trying to pinch your pennies you could try to find a NOLO book that is related to dealing with contractors for home improvements, which might have a simple generic form which honestly could be "good enough".

I am a firm believer in only using my time to perform tasks that are the highest and best use of my time.Trying to pinch pennies and do things you are not an expert in loses dollars.It is two fold.