My PM failed to let me know about the 21 day itemized rule, let alone initiate conversation with the the tenants for repairs and those tenants are refusing to pay anything past $4100 due to that technicality.  

It seems like you both have conversation to buy and hold properties in long hold. 

I think you should have a conversation with a CFP who understands self directed retirement accounts and your CPA before you decide what to do.  

Please feel free to post the conversation you are referring to or send it to me directly.

Purchase price: $525,000 Sale price: $525,000 Project Overview: Duplex to Triplex Conversion for Long-Term RentalIn this real estate investment project, I assisted a client in purchasing a duplex and transforming it into a profitable triplex.

Since the numbers may be very similar in these markets its important to have a few conversations with people on the ground that you can rely on.

When it comes to obtaining a primary - I'd have a conversation with a mortgage broker that is TRULY investor focused when it comes to originating conventional loans.

I would love to have a conversation about my situation to ensure I’m adequately covered but not paying for anything unnecessary.

More information would be helpful for sure, have you had a conversation with them about your account? 

Here is text taken from the HOUSABLE website for Oakland:Utility ConnectionsCategory One: No new or separate utility connection shall be required.Category Two: A new or separate utility connection may be required, but the connection fee or capacity charge shall be proportionate to the burden of ADU on the water or sewer system.Here are definitions of the ADU categories from the City of Oakland website:CATEGORY ONE ADU: Involves either conversion of space within an existing Single-Family Dwelling, or conversion or rebuild of an existing accessory structure; includes no expansion of the existing building envelope other than up to 150 sq. ft. for purposes of accommodating ADU access and egress only.CATEGORY TWO ADU: Involves construction of a new detached or attached structure, including an exterior addition to an existing structure to accommodate the ADU, in conjunction with a proposed or existing Single-Family dwelling.It seems that Oakland is making things confusing with the language they are using, but I still believe that my original interpretation is correct based on the State Assembly Bill.