Like you I also have the RE license to keep some of the commissions and better control. 

New 200 amp circuit panel, Culligan water softner, new washer/dryer, and a deep clean Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

They also are thinking of getting a different PM to manage it after they can gain back control but would like advice on doing so.

Regarding the HOA and CC&R's, the builder can make changes to the CC&R's pretty easily while the development is under Declarant Control.

Also, I noticed his office has poor controls over sensitive data.

- Value add - How much does it cost to convert Non-climate controlled units to climate controlled units? 

I'd like to speak to the it's the owner not the dog, it's a bit like the gun control issue.

Again, this is a factual action that will ensure that you remain in control of your property and that the other tenant has the peaceful use of the property that is a legal right.Fun, huh? 

There’s not much I can do to control the Bay Area real estate market, and our property has gone down in value since we purchased it.

The answer is that if the lender that's doing the hard money loan is only funding the purchase and not the rehab, they then have less oversight of the project since they're not doing the draws, and thus not seeing the progress of the project and having control of the funds or draws from the rehab to make sure the project is progressing.