@Brandon Fischer  Given the lending laws, hard money lenders stay away from lending on primary residences because they need to adhere to TRID regulations. 

Many likely have concerns about the impact of upcoming STRO (Short Term Residential Occupancy) Ordinance in San Diego and how it will affect rents/values. I work on a team with the Managing Brokers at Class Realty G...

Did you vet that they were a specialist in real estate when hiring him/her.If you are both arguing on a specific topic, you both can go through the tax codes, treasury regulations to provide support of why one is right / wrong.Section 469 discusses passive activities.Best of luck.

Tough regulations are making it tough to get a permit or do Airbnb's.

In addition, I would have large concerns about STR regulations impacting your plans to STR in the Bay Area.  

For sure - between Miami-Dade County's ordinance and individual municipalities' regulations on STR and all their regulations entail - including insurance specifications  - it's pretty intense.

If the renovations were all internal they may qualify for Qualified Improvement Property (QIP) or Tangible Property Regulations (TPRs) also called the Repair Regulations.

They have their rules and regulations available for prospective tenants.

The "No New RV Parks" is an insane attempt by lawmakers to regulate what property owners can do with their own land. 

Then call or email them and ask them for the Rules and Regulations.