All of our structure is well above the flood plain with no garages (I build duplexes).Couple of thoughts:- Permitting the project takes longer because it has to go through additional departments with the city.

I have some experience with getting permits and passing inspections.

You get grandfathered into the codes that were in place at the time, you get the old setbacks, you don't pay an architect, engineer, city and permit fees, plan check costs, school fees and other costs that will not come with an existing house.Not saying that you can't build new for less than a remodel, but not usually when you add in all the costs above. 

It has something like tar in the foundation and crawl space so making it a full second story not sure I could get that permitted. 

unexpectedly, my ex-STR that did not get an STR permit when quotas were enacted, I got notice is getting its STR permit.  

You may need a building permit to install signage and depending on the area you may need an architect's drawing of it. 

Should I recommend a lawyer to my client to assist with the financials and license / permits or is that not necessary?

Will you need to pull any permits which could lengthen your rehab projects?  

We reconfigured the landscaping so the house had a private entrance and yard, and then added a kitchen and refreshed the interior, and had it permitted as a legal ADU.

Hey everyone, hoping to buy my first property within the next couple years and have built out some analytics using building permit data to help inform my decision.