A whole lot to be wary of- well, lagoon system and then those POH trailers. 

I worked with this exact system but the investors wanted outrageous requests along with constant changes that made the project unprofitable.

Like you I also have the RE license to keep some of the commissions and better control. 

There is a provision in all my contracts that permit me to assign the contract to a newly-formed entity that I control.

He scheduled maintenance and did quality control on cleans. 

This implies residential units can be built at lower costs and provide better return. 11) adding an ADU to SFH can make the SFH fall under rent control.

Did your primary become rent controlled and if not what exempted it from rent control?  

Now my main issue is I need a fire detection system in a enclosed back porch that leads up to all three floors, but I don't know what's the minimum I would need to be compliant or that the fire marshall is suggesting what he wants or recommends.

Once you’ve built some confidence and systems, you can start exploring additional markets.I personally focus on 2 markets that are about 20 mile radius.Make sure the market(s) you choose align with your investing goals, whether that’s cash flow, appreciation, or both.

Not sure about sonoma county but in Marin county they have a new lottery system.