Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

(most hard money loans require 10-15% down depending on the split between purchase price and rehab). but that is both (1) risky and (2) expensive, as you're paying interest every month on 100% of the borrowed funds. private money is fine, you're just bearing a lot of risk and also involving the relationship in your very first deal. 

HoltonWise is currently involved in litigation on the topic.

I love that your son is so involved in your goals.

Let's be the best we can be in this great craft Mike!

Jim's bleating about government being involved.

From what Ive read, it looks like I may have to get a business certificate to do this in SF but Im not sure what that entails or what else is involved?

While the traditional approach involves buying a multi family property, living in one unit and renting out the other - with rising prices and interest rates; others have considered renting out bedrooms as unit spaces. 

I have thought about Fundrise (medium success when I invested there), Crowdstreet (I have not invested there but might consider), farmtoghether (20k invested there already) and groundfloor (bad experience so not looking to invest there).Any advice will be appreciated.There is no greater wealth than peace of mind - Buddha - I have both directly owned real estate and passive investments in my portfolio.And if you're an accredited investor, then you have many options for investing in real-estate passively (and that don't involve all the stress of direct management nor putting money into public markets...which tend to be much more volatile).

For your first question, writing a scope of work (SOW) involves detailing all the tasks and materials needed for your project.