I also don't like to bathe and groom the dogs, give myself a haircut, or chop wood for my fireplace.

Hey @Michael Baum what about buying a couple snowmobiles, making an ice rink, buy some snow shoes , fireplace …voilà the ultimate winter vacation spot for your “Offseason “(snowmobile  is expensive I know ) Hehe, well, the ice on the lake isn't that thick for skating.

I thought about maybe converting the living room with a fireplace on the main floor to a 3rd bedroom, but I'm not sure if the HOA would allow such a big change to the layout.

.: they added cost to board up fireplace but the house doesn't have one)- Make sure to verify if all the work is complete as agreed.

If it is a cold day, a warm house with a fire live in the fireplace and the smell of hot chocolate appraises for more.  6. 

I'll also give them a list of "must haves" based on comps as well (for example oversized kitchen island, dedicated powder room, minimum 48" hallways, large master closet, lots of windows for natural light, gas fireplace, minimum 10' ceiling in great room, consideration of sun exposure, etc).Also if you give a good architect your budget (for example I need to be able to build this for under $350/SF) then they will design something to fit that budget. 

45 - Will there be any fireplaces, how many, what type?

Maybe do a fireplace on the outside way and run the vent to the original outlet in the roof.

I am under contract on a property that looks like it will not close.When I got the 3 fireplaces inspected, it was only a few hundred dollars extra to chimney sweep them at the time of inspection so we paid to get them swept. 

Example: you can option to have a fireplace with two windows on either side.