If your area doesn't punish converted garages but rather extends the value of the original sqaure footage of the home directly to the converted garage space, that can be a great play. 

I think I’m currently suffering from a fear of failure or losing the money that took so long to save.

Any thoughts if the tax exemption for early withdrawal that ended in 2020 will be extended? 

But in Los Angeles County, most evictions will be prohibited for longer even if the national and state moratoriums aren’t extended (but they will be extended).

rentals suffers to get an increase.  

Hotels are hard hit right now, so if that type works for your family I would talk to the sales manager or GM and negotiate hard....I'm guessing extended stay type places might be better for you...so you can do some meals in the rooms.   

As of right now, we have 2 months left on the eviction moratorium (expires March 2021), but don't know if that could get extended again.

"Self-Improvement" books (Ryan Holliday, James Clear, David Epstein, etc.)More truthful answer: Spend too much time reading posts on BP, posting answers, etc.Maybe it's time for a passion project that can sit for extended periods of time.

The eviction moratorium will most likely be extended, and the state or city you are purchasing in could have a longer extension than national moratorium.

If the investment property suffers a CapEx issue early on, will you have the funds to repair the problem?