Smoke detectors, building codes, building permits, etc.Next comes what you knew about and didn't fix.

In some cases, the permit which is included with cost $5, and in some places, $500.  

@J Scott @Karen Margrave As a follow up we don't make anything near these margins in portlandia.. one of the reasons is there in SC the all in building permits are 5 to 7k.. in our market they are 35 to 45k just for permits before you go vertical. and I know other areas are much more.Plus the competition for lots..

Another newcomer into this market is xero.com and it does handle class tracking which is what you're needing.

When you do a search, look at their websites, then when you find some, call and ask if they handle design, permits, and construction.

I discovered that most of the drain plumbing in the basement was an unlicensed job without permits..that's adds up quickly

Or just pull the permit? 

(Not sure if permitted) 998 sq. ft.

installation requires a permit, and permit requires an energy form calculated by the A/C company.if you just need either the inside or the outside unit replaced, make sure the old unit that remains uses the new R-410A freon (since 2010), not the older R-22.  

You hit nail on the head - A LOT of buyers and investors are spreading out into formerly less-desirable neighborhoods for the cheaper prices, flip/rehab opportunities, and the less-stringent neighborhood association permitting policies (*ahem* anti-mansionization ordinance).In fact, LA Curbed.com recently did an article showing YoY increases in appreciation.