What about the costs of pulling any necessary permits?

This means individuals must obtain individual licenses, and their employers must hold state mortgage broker permits.

As a member of the association, you would be suing yourself, not a single jurisdiction would ever permit this. 

Technically my General Contractor  status is a result of pulling my own permits for the properties I own in Cleveland heights from the 44112 to 44118 zip codes as well one right up Warrensville Center Road,  I know exactly where your property is located, close to the shopping center with a Wal-Mart, TJ Max etc. 

Does the land purchase include entitlements costs and permitting?

Lake Tahoe is 12%-impossible to get a permit here though, the county area (El dorado) is 10% I believe, and Douglas County is 14%) and keep up on any proposed changes to VHR or STR code in the areas you are looking.

ton of new MFH permits for KC.... even more so with the 5+ units. 30k isn't going to get you all that far duplex wise... that's only 20% down on 150k.

I am wondering if any residential can be built with special permits.

Her original lease which I inherited clearly states no smoking was permitted and when I took on the property in May I issued her my rules and regulations, which she signed, that also stated no smoking.

If you are very savvy and you understand what is required to amend the permits and be compliant then the process is not so bad.