I also know of no legal requirement to work with someone that is abusive.I wouldn't spend any money on an attorney, but that's because I'm confident in my skills.

The most aggressive lender I could find in my city would go up to 80% LTV on investment properties, but I have never asked them about owner-occupied multi-units.Take the 2-3 hours required to call every single credit union or bank in your area.

Only one couple has actually submitted an application.Although I need to verify some of their application details, it appears like they meet all my requirements.

Certain income and credit requirements may apply for access to these programs. 

Looking at Redfin's data, it is appreciating over time (probably more than $15,600/year), but probably not as fast as other highly desirable neighborhoods in the Bay.I previously lived in this home before I moved and converted it into a rental property.

And yes, that requires you to collect and pay taxes but if you use Avalara/MyLodgeTax it’s really pretty easy to do

As far as permitting, only septic is required.

What if no other insurer will provide a new policy, but my lender requires full ongoing coverage, and would treat a naked situation as a default, meaning immediate loan repayment or foreclosure?  

Another CPA can correct me if wrong but I don't think there's going to be any recapture here.27.5 to me implies 1250 property and if acquired after 75' means no additional depreciation to recapture.I think there would be unrecaptured 1250 in the amount of the depreciation taken previously, max 25% at ordinary rates.The total gain less unrecaptured 1250 I believe would be 1231 capital gains, not considering other factors like look back and netting rules.Also the land would be 1231 and would get capital gains treatment.And personally I would subtract selling costs as a capitalized selling cost.Amount RealizedLess: Adjusted BasisRealized Gain/LossLess: Selling ExpensesRecognized Gain 1001I could be wrong though so correct me if so.Article for those interested:Depreciation recapture in the partnership context (thetaxadviser.com)While Sec. 1250 only requires additional depreciation to be recaptured as ordinary income, Sec. 1(h)(1)(E) subjects unrecaptured Sec. 1250 gain to a maximum tax rate of 25%.

Managing the $60,000 renovation budget required careful oversight to ensure timely completion.