We had been negotiating for weeks, during which he asked me to draft the offer based on his price and terms and requested over a week to review and accept it, which I honored.

Permitted or not, you want 100% assurance the property is within building code standards for the year it was built, and for any upgrades/ changes - the years those upgrades were made; ie GFICs in wet areas currently, but not required in original construction back in 1950 when they didn't exist.sorry for not replying earlier, I'm rarely on this platformbest of luck on the project

The FEMA 50% rule does come into play, but we do a lot of ground-up construction, so some investors that do have some new build/heavy rehab experience are tearing down and building back to current codes.

Code enforcement in Coronado is stricter than the rest of the city, and it does fall under the coastal commission jurisdiction.Depending on the parameters of the flip you can safely factor for an increase in your timeline for permitting of about 30 days. 

I'm showing the FMR on this is $2,000, which is listed by Zip Code here:Am I missing something? 

My coach suggested (and I implemented) a "must do tracker"....it's a color coded spreadsheet (I like to print multiple copies and keep them on a clipboard to stay in my sight/top of mind). 

These are professionals with additional training and a stricter code of ethics.

No meat on bones, comps not very good, had a property that had asbestos code violation and more.

So many people have been moving here from different area codes.

I have the skills to work with the city officials and understand all the Tiny Home Codes.