I cannot imagine anyone has a utility that reduces their monthly bills, and the discussion of aesthetics seems to diminish as the cost gap widens between fossil fuel derived power and solar power. 

Dual agency is legal in New York, and it's sweet for the agent (because the agent can double side the commission), but it's really not the best situation for a buyer and a seller.Dual agency requires you to give up some of the fiduciary duties that an agent owes to you - so you're really getting diminished service by using the seller's agent in the same transaction.At a bare minimum, ask the seller's agent if you can use another agent in his brokerage - that way at least you can keep all of the fiduciary duties intact. 

Going less than first class diminishes that possibility

Buy in either: - Established, affluent areas: Pacific Heights, Presidio, Cow Hollow, Sea Cliff OR- Tier 2 areas that might become more affluent: Mission Bay, Potrero, Dogpatch, MAYBE "Outer Sunset" (although yes - it's probably in a lower tier than the others) 2) Are we likely to make money if we invest in a cosmetic renovation of an older place or is the cost of labor and materials in SF likely to diminish our potential profits to a negligible amount. 

I mean, our credit score is deemed excellent so maybe there's a point of diminishing returns but I definitely have seen an uptick in our offered terms (%) on financing in the last couple loans.

You should only leverage to the point where the investment can still create cashflow even in a down market....for those with limited capital to invest...not leveraging available cash diminishes opportunity to build additional wealth.

Additionally, they reinvest cash from the equity in their rentals into other rentals / vehicles in order to maximize their return and prevent "dead equity" from "diminishing" their ROI.  

(i.e. create a new LLC whereby purchaser takes % interest and seller remains % owner and then the seller essentially diminishes their interest over a certain period)?

That has been diminished...thankfully, but it took me saying something time and time again - after me and my family being jarred awake numerous times.  

Above market rents may be achieved by tricking out a unit to the 9s and attracting a tennat with more money than brains.Charging under market diminishes the value of your property and attracts lower quality applicants.