Most take near a year in southern Ca, but you hear of exceptions in both directions on that timeline.What some developers are doing here is leveraging the affordability issue and getting permission to build additional ADUs by designating some as affordable or semi affordable units.  

Anything involving a service animal and ADA should be directly consulting an attorney on the matter as every case is different. 

I come across SFR in other states from time to time direct to seller. 

That's it, but a) print out a page for each property you think is comparable, b) make the list of repairs long and inclusive of everything you've done. c) Put larger items first like kitchen remodel......and don't just say 'kitchen remodel', list things like 'custom backsplash tile/Bosch appliances/recessed can lighting/pot filler/etc. d) Cite the price/value of the work done, and don't be afraid to be generous.

One option might be to explore adding air purifiers or filters directly into the system to help mitigate odors.

Our actual carriers used to be Secura, but they seem to be getting out of a lot of insurance lines or pricing so high as to have customers drop off, and we just moved policies in Nov. to Hanover Insurance. 

If we include investments in mortgage loans (trust deeds), real estate partnerships, REITs as well as direct property ownership, I’m at about 80%.  

Leveraging our market connections, we identified the property’s potential and negotiated favorable terms directly with the seller, securing it at a highly competitive price.

I was an electrician for over 20 years with my last electrical job being shop foreman for a custom electrical control panel shop and UL 508 specialist.

@Cosmo DePintoYou've received several responses and pieces of advice, but no one has directly answered your question (until now):-Has anyone had an any recent success using BRRRR in Huntsville?