My concern is whether the city could deny permits for these modifications, such as removing walls or converting a garage, or if they are mainly just concerned with safety and habitability.

Mainly cash position versus debt.  

Building a reliable network of contractors is one of my main goals for this year to help me scale up moving forward.

Here is their webpage:  https://www.titanbank.com/about-us As for Solera, yes, the main reason I chose Titan Bank over them is because Solera's webpage didn't have a professional enough look and feel to it compared to Titan Bank. 

I was looking at him mainly because he is in my area but I had a lot of questions. 

So I think JLL is the main brokerage I should be hoping to work for, but I'm not sure how long JLL will be in this seat with VA. 

They will do a Good title search that no liens or mortgage issues with the firemineral rights transfer, easements, a survey, type things need to be clear.glad you escaped the fire with your health is main thing

This is one of the main reasons that HUD deals fail to close.  

The owner is living in the ADU and renting out both levels of the main house on AirBnb.

Most lenders are going to want to see a few big things from the ownership group. 1) The borrower will be the enitity (LLC, S-Corp, etc) and any owner with usually 20% or more of ownership in the entity will be expected to guaranty the loan, 2) We'll want to see some experience doing similar projects from at least one of the main owners, 3) We'll want to see bank statements showing liquidity enough to cover the intial cash injection (down payment), the closing cost, and some cash in reserve.