If the flip was a luxury home build that took a long time due to permits, weather, and other issues it wouldn't matter that it took 1-2 years.

I'd need to do a master suite addition to be certain of exit values around $500k but the home previously had a swimming pool and it was where the addition would be.

It is for a 3BD (including master suite overlooking a lake), 3Bath, nice neighborhood.I'm trying to figure out the wear and tear I can expect from different prospective clients like:- Teenagers- Children- Boys vs. girls- Old vs. young- Extended family (e.g. grandma, mom, daughter in the house)- Other?

The luxury market of San Francisco is also known as a boom and bust cyclical market. 

We are looking into buying SFH's in Atlanta that have a basement, side 'apartment', and/or in-law suite as a creative way to generate rental income while owner occupying the property.

People will literally pay more to take care of less (newer, more "luxurious").We would definitely be buying this home to live in - what did you mean by "house hack a multi-family property"?

They are going to underestimate repair costs and over estimate ARV, because it suits their best interests. 

There is plenty of law on this.I agree that the auction process is not well suited to retail buyers expecting transparency, contingencies and other safety nets.

The guidelines are different for both types of loans, so I would suggest you speak with a few lenders to see which best suits you.If you do close in  your personal name and then transfer title to your LLC, you may very well violate the due on sale clause contained in your mortgage.

Easy to find suited properties, low vacancy, good rental rates and a decent sized population.Jason D.