You need a great commercial agent on your team, a cpa who specializes in land development, a great architect, a surveyor who can do your short plats, a great dirt and underground utility guy, and a great permit specialist. 

The town has always limited the number of permits and has talked about sunseting some of them. 

A single family with permits for 7-8 students may be more profitable than a 3 units with two beds in each unit.

It As a Value-Add there is also an original detached carriage house that can become a permitted ADU.

Unused contingency funds, unless they were received directly from the borrower, must be used to reduce the outstanding balance of the renovation mortgage after all of the renovation work has been completed and the certification of completion has been obtained.The loan is not re-amortized.Draw Schedule:The HomeStyle program has a maximum 4 draw process.The initial draw can be up to 50% of the total project and can be for materials for the project.The final draw will be at least 10% of the total project as retainage and funds will be released upon receipt and approval of final inspection, Certificate of Completion from Appraiser, signed All Bills Paid Affidavits and Lien Waivers.Additional Draw Information:Ø Signed Draw Request by borrower and contractorØ Signed All Bills Paid AffidavitØ GMG review and approve the draw request and will release funds for disbursementØ A check will be issued in the name of the borrower and contractor and delivered to borrower via USPSØ An inspection of work to date will be performed at 50% completeFinal Draw Information:Ø Signed Draw RequestØ Final inspection/Completion Certificate will be required for release of final fundsØ A Title Update showing property free from lien or encumbranceØ General Contractor’s Lien Waiver AffidavitØ Affidavit of Completion GR will review and approve the draw request and will release a check in the name of the borrower and contractor.Change Orders and Cost Overruns:Changes to the initial plan are not permitted unless prior approval by Guaranteed Rate.

Combine rent control with restrictive zoning, or a nightmare permitting process to build, and you've got the recipe for an incredibly easy path to becoming a multimillionaire.

There is an unfinished basement which will likely be permitted to convert into an ADU but might trigger the installation of a fire sprinkler system ($30k).

All new supply is permitted, and easily traceable.

How much time will it take you to get permits and everything approved, then what if you come across work you didn't expect?

A lot of full time teachers/engineers/parents/workers use PPC to grow their part-time REI hustle, because they have limited time during each day.