Although some people will yell that 'this is mean, of those poor people' it has to be done like this.

5k a I don’t mind if it takes a few years, and I’m willing to be as actively involved as needed to achieve my goals.

Those agents have their ego at the expense of the relationship, and there are such agents actively participating in this thread.

What's the process of getting retro-active permits on work like this?

Your goals will define the route you take on this but building a list for buyers/investors is a time-intensive activity and the list is a living and breathing document.

This is a highly regulated activity by the CFPB.

They repeatedly expressed dismay and said that very few people ask for a refund. 

I’m here to learn as much as I can, meet like-minded people, and get advice on making a solid first deal.

When it comes to real estate, here's a general list of eligible assets and their depreciable lifespans that you should know: Residential Rental Property = 27.5 yearsThis includes any building or structure where 80% or more of its gross rental income is from residential units.That means:- Apartment buildings- Single-family rental homes- Duplexes, triplexes, and quadplexes- Mobile homes (used for residential rental)- Any kind of residential lodging facility where the primary purpose is long-term rentalCommercial Property = 39 yearsThis includes non-residential properties like:-Office buildings-Retail stores and shopping centers-Warehouses-Industrial complexes-Hotels and motels that do not qualify as residential rental propertyLand Improvements = 15 yearsThese include sidewalks, roads, fencing, some landscaping, and parking lots that are separate from the building.Personal Property = 5 or 7 yearsPersonal property used in a rental activity usually has a 5 or 7-year life.This includes most furniture, appliances, carpeting and various machinery.Qualified Improvement Property (QIP) = 15 yearsGenerally, this includes any improvements made to the interior of a non-residential building after the building was placed in service, excluding elevators, enlargements, and the internal structural framework.Computers and Related Peripheral Equipment = 5 yearsVehicles = 5 yearsNote that the land itself is not depreciable.

There are also horror stories about people loosing their property in Spain.