Chris, you’re on the right track asking about permit timelines..

Sure don't do the renovation, rent it for 200/m less, and maybe that 30k investment won't pay off until year 10, but you're still investing back into your property, improving it and adding value.

My first duplex was a turnkey, off market property.

Personally if you are looking to grow in real estate going the traditional method/way of getting good properties under agreement with traditional financing will get you to where you want to go faster than trying to find all the needles in a haystack.

My plan is to buy the house subject to their existing mortgage, renovate the property, refinance it and pay off their remaining loan balance using the money from the cash out refinance.

I don't recommend throwing the baby out with the bath water, and definitely make sure you understand the nature of the Mentor you choose.BP is a great resource to meet some amazing people. 

I know many people who own real estate that are not citizens of the US.

That is on one of the largest arterial streets in the city, massive traffic count.

Being prepared for these hurdles can make all the difference in achieving long-term success.

Since 75% of the proposed income more than offsets the PITI of the loan, it's a wash.