The reason to get the permit is it is a smart investment in terms of the value added, appreciation, etc.  

Refinancing into a Commercial LoanRefinancing into a commercial loan to pull equity and move the property into your LLC can be a smart strategy.

I'm trying to decide the smart investment decision - continue renting it out at a lower rental rate OR selling it and trying to find a potentially better performing asset to re-invest those funds in.  

A smart seller will have note, deed of trust/mortgage/etc. prepared by a local real estate attorney (yes, he/she may work with/at the title company) and be sure the security instrument is properly recorded in the land records. 

Pittsburgh and the surrounding areas have some great opportunities, and it’s smart to connect with local investors and agents to get a feel for the market.

It's better to invest into insulation and possibly a new HVAC system than solar.How do you survive using just a flip-phone and not a smart phone?

If you’re considering out-of-state investing, starting with long-term rentals might be a smart move.

There's asymetrical relationship between cash flow and appreciation.If you are smart, just buy duplex and househacking it or buy SF and househack.

yes the work, is it smart move not sure. 

Owner-occupying a small multi-family property is a smart move—you're reducing your own housing costs while building equity and generating rental income.