@Jason Wray, The reason that our shop is pretty hot about your post is two-fold, we do all of the things that you are implying that we don't (other than government loans, we don't work in that space). 

The property has two residential units on the second floor and first floor is a retail space.

My wife and I just closed on a duplex in Oakland, but the basement/garage was already converted into a separate living space with a bedroom and bathroom.

Cold calling IMO is the easiest way to get into the space.

You can get bids from several vendors in thsi space. 

Cost to wait is maybe save couple grand on zoning attorney but could potentially make that up by earning some rent earlier (vs. unused space). 

When we spoke, I alerted you to the need to make the quick repairs, and you agreed to allow access to the space to get things back to top shape.

Historically used online software without much issue.Now that I'm looking at the settlement statements from 2004 and looking at a sizeable depreciation recapture hit, I came across a number of questions / issues:1) I believe in 2010 I incorrectly set my basis (I did not include the parking space and upgrades to the units - granite, flooring, etc.).

What other steps would you take to see if it makes sense to relax the rental criteria?

I recently added a half bathroom out of existing space in a very high cost market.