The market there was/is frying pan hot-so who needs a realtor right?

The Solo 401k pan’s title should read as follows, for example:Shawn Do, Trustee of XYZ Solo 401k TrustIMPORTANT: The regulations prohibit the assignment of a contract first drawn up solely in the name of the Solo 401k trustee’s name to the Solo 401k account.Make a deposit / earnest depositWhen the solo 401k purchases property, the Solo 401k is required to fund any necessary deposit or earnest funds.ClosingAt closing, you, as trustee of the Solo 401k, will approve and sign all documents and then submit them to the closing agent along with a check form the solo 401k bank account for the purchase.Vesting of all documentsShawn Do, Trustee of XYZ Solo 401k TrustOngoing maintenanceAll ongoing expenses in connection with the solo 401k real estate investment must be paid from the Solo 401k checking account.

The key to the project was to cut 26" x 48" pieces of 7/16 pan to use as temp flooring as unmoved around the attic.

Additionally when a deal fell thru because the financials were not going to pan out as advertised, I never received my earnest money back. 

I certainly would not purchase this property if I did not expect continuing rent appreciation as it is detached duplex (two tenants are typically twice the work of one) and the current cash flow is too low for me to justify the effort.So far the extent of our value adds has been rehabs with potentially adding bathrooms.I have significant confidence of continued rent increases over the next few years at least: 1) rents lag property appreciation. 2) vacancy rate is real low. 3) cost to add more than ADU is high - it coasts around $100K to break ground for residential in San Diego (permits, surveys, etc.). 4) Minimum wage increases already approved.  5) one of the best weather climates in the US.  6) rising population: one recent study had San Diego as 13 highest population increase of large US cities.  7) geographically constrained: Constrained by Mexico to the South, Pacific to the West, Camp Pendleton to the North, and the East quickly gets harsh.  8) good and varied employment: Hard to manage a employment category melt down that could impact the range of employment in San Diego.  9) environmentally diverse from mountains to desert to beach to happening urban center.This weekend I plan to send 2 rent increase notices. 

Obviously this is still a numbers game, and that has to pan out for the plan to work, but I'm looking at the other aspects too. 

For wall tile in showers or back splashes, you should expect to pay $8-$12 per SF for labor only (and same price for shower pan mosaics as well).

It’ll all pan out in the long run.

If you consider the pacific (Which is more desirable) be aware that there are areas that are only accessible via a ferry (Puntarenas for instance).This is one of the most beautiful and peaceful countries in the world and I love it.

This will give me experience with refinancing into a commercial loan.It will be interesting to track this one and see how it pans out.