It is nice if you can work with someone local, but that is not always the best option.Rather than geography, i recommend you evaluate providers based on:Plan types offered as being suitable for your goals; custodial processing services, checkbook IRA LLC or checkbook Solo 401(k)Expertise, time in business, etc.Accessibility of support both during and following plan setupFeesCustomer ratings/recommendations

Either find a bank with shorter or no seasoning requirements, might take you a while, and by the time, 6 months or a year has gone by, and guess what, you met the seasoning requirements.I worked for finance company for a while, and they have simple rules to implement, such as income requirements, 12 months at the same job etc.

There's no perfect answer, because it will vary widely by location and the actual property. 16%-18% pre-tax profit (of sales price) is a pretty good rule of thumb.

Assume 20% down, 50% rule on expenses, 4% interest on the loan. $1,000 to close.Purchase: $100,000Down and Closing: $21,000Rent: $1,00012 months pass and for an unforeseeable reason we have to sell the property!

There are rules about what can be deducted and what can't, and when you have to provide an accounting of the deposit and any remaining deposit to the tenant.  

https://www.tobenerlaw.com/oakland-rent-control/And the city's rules and regs:http://rapwp.oaklandnet.com/resources/faq/I'll be in Seattle for the next couple weeks, but hope to meet you in person when I get back or at the Summit :)

NOI rules valuation wise.I would highly advise all to read Multifamily Millions by David Lindahl.What I did wrong was I thought buying a yield deal would have been safer and I didn't follow David Lindahl's proven step by step path.  

If you find a contractor willing to itemize every object he places in a house, he is the exception, not the rule.

My friend loves this house, and cannot afford a large down payment at this time making the FHA more attractive.Thank you for all the support, and look forward to chatting to you soon.

If you are clear on that, then I don't see any problem utilizing sales from a competing project to support condition adjustments.