I'm not sure enough people will ever tele-work to cause that much disruption.. at least not compared to other technology related market changes (imagine what self driving trucks are gonna do).

If you have that covered I can't imagine a bank denying you.

I would imagine getting all the necessary docs together.

Imagine you have a townhouse that's cash flowing well in your favorite city to visit, and you've had a role in designing it to cater to tourists.

I would imagine if you plan to build anything smaller than 750 sqft then the standard permits will apply. https://www.cityofberkeley.info/uploadedFiles/Online_Service_Center/Planning/Fee%20Schedule%20Residential%202013.pdf

Imagine a triangle.

I can't imagine worrying too much and changing your strategy right now based on so many what ifs.

Don't resent your spouse for not sharing your vision, I imagine they sacrifice a lot of other things for the family and shouldnt be expected to also spend weekends painting, driving to HD, etc.

It may be that you do not need them for the person to qualify.Otherwise, I can't imagine why you wouldn't want a cosigner if they are willing to cosign.

Aka if the fed allows land lords to not pay for 3 months, I’d imagine tenants will have this same “right” as a trickle down effect.