Cities that require each:Soils reports ($6-7K for report & required work): Carlsbad, Chula Vista, Encinitas, La Mesa, National City, San Marcos, VistaStorm water management ($5-7K): Del Mar, Encinitas, VistaBuilding Verification Survey ($3-8K): Del Mar, Oceanside, San MarcosUtility upgrades are also a very important consideration, and City of SD in particular is enforcing more requirements than they have in the past, e.g. water fixture counts and requiring ROW work to upgrade.

I believe what we will do is use an ultra efficient ducted heat pump system with dual fuel capabilities, so that it will use the heat pump a majority of the time and switch over to using the gas furnace for when it can't keep up.If you have some trusted HVAC subcontractors I would love their contact info.

PLUMBING expansion tanks for hot water heaters, copper scabbed into galvanized pipe and proper venting HVAC - sealed duct work and properly sized for sf.

The tenant received their water bill and found it was $500 when it's typically only around $30.

We deal with a lot of shared water and electric.

In my specific case, the tenants pay electricity & gas, but the previous owners were paying for water.

Improve Efficiency – By classifying and identifying the various components of your property, a cost segregation study can help you maintain and manage the property more effectively in the long run.

I get them to cover closing costs, add in amenities like appliances, window covering, water softeners,  all the things we would have to pay for, they pay for, $ not out of our pocket is $ "discounted".

To answer your question (which is a good one), I am trying to make my searches efficient. 

Im down to put the work in but want to know 2 things...what would be the most efficient and effective way to use my time to get houses under contracts and to close deals.