But I also recognize that the cost is high because taxes are high.  

Don't fight those feelings, just acknowledge them, and recognize them for what they are.  

You just have to show up ready to work for it.I am in no way trying to take away from the individual challenges people face and recognize I have been very lucky throughout my journey.

Also, is zoned SF-2, so condo-ing them off isn't an option currently.Would seem backwards if I wouldn't be able to find a lender for a cash-out refi based on it being "2 units", and also wouldn't be able to condo separately because it isn't recognized as 2 units.Any recommendations here on what strategy to use for the best LTV & rate would be appreciated! 

"I want to believe him because I really need the money…"Please recognize that you're desperate.

The duties the Code of Ethics imposes are applicable whether REALTORS® are acting as agents or in legally recognized non-agency capacities except that any duty imposed exclusively on agents by law or regulation shall not be imposed by this Code of Ethics on REALTORS® acting in non-agency capacities.

Dude, as long as the feds don't recognize a state's right to regulate the sale and consumption of reefer within its borders, I would avoid it.

It's not much of a consolation, but I believe in the power of growing oneself bigger than ones challanges.

If the difference is so big, you didn't even need a surveyor to recognize a problem.

Holding oneself out to the public, even under the guise of exemption to license, can easily cause that person to be required to hold a license.