In the mean time we have cleared all CC debt to have as emergency funds if needed in addition to our cash emergency funds of 6mo of bills and living costs (basics).

In addition to what Frank said, you should also consider the terms of Hard Money lenders.

[@Tim Morales, what's preventing you going straight to conventional Refi?]

I have been a home owner for 8 years and I have always paid an additional ~10% of the monthly mortgage every month towards the principal of the loan.Any thoughts to whether or not this plan will help achieve financial independence sooner, or should I put this 10% into building a real estate fund?

@Ricky Jefferson feel free to PM me if you have additional questions.

The zoning may be industrial but land use and other factors will determine whether you can build an additional dwelling, whether that is a house, garage apartment, w/e.

An investor with much more than than would likely see a reduction in paperwork and per/transaction and per/asset fees that would justify the additional expense of forming the LLC to begin with.

Basically, I fought tooth and nail to keep my house and business in addition to 50% of the time with my boys, but I had to pay heavily for what I came away with. 

Whatever cost to you (likely not astronomical) you could divide it by 12 or 24 and add it to her rent indefinitely to include the added utility cost (also likely not much).

While California Law prohibits HOAs from preventing solar panel installations, how do I fight this issue to get the HOA to approve my roof to be replaced with composite shingle?