I’m looking for solid contractor recommendations for a garage conversion into a studio apartment.

@Todd PultzAs a City Planner in CA for 25 years, I can say with confidence that you were probably victim of a “taking” by the City not allowing you to build on legal lots of record.

I've seen a good number of discrepenacies between appraisals and county records (although it's always been less than 100 sq. ft.).

As long as the proper forms are filed/ recorded, agency is disclosed, and no one feels some shadyness is going around, you are good.2.

I have worked with a number of seasoned investors in the last few years that have 15+ year track records of 0% and 1% vacancy rates!

Credit is a snapshot of your past so if you've had a good track record, the assumption is you'll continue.I would be concerned about starting a business with such trepidation and thoughts of failure. 

The title company’s sole job is to execute the transaction as per the contract, and state/local/federal law, distribute the funds properly and record the transaction. 

I went to county record.

Do they have a track record? 

Keeping good records is the best way defuse any questions in an audit.