Annually the are regulations proposed to restrict San Diego STRs.  

@Rob WellsRob- Shouldn't the first question be whether a will exists as whom is on the title in Texas for a married couple is somewhat irrelevent?

Hi Mike just to be clear most of the licensing is for being a 'debt collector', and each state has different definitions/regulations.

Better yet, instead of concentrating on this commission perhaps spend more energy working on your next sale or existing ones.

(Small MF's on normal sized lots being torn down are generally replaced with townhouses that are sold off individually;  or they are building SEDU/aPodment beehives;  nobody seems to be adding or replacing 4-6 unit apartment structures with decent size units)   Also if you are looking inside seattle proper,  be aware of all the additional rental regulations in place there which I love to rant about.   

On reflection, this isn't really a 1031 type question, but what if you refinanced and then got someone to take the property subject to the existing financing?   

My concern is that what if the existing shareholders don't want to sell the shares, then, will they become a partner in the deal or just continue owning the shares equivalent to the apt sq ?

I am counting on the inspection to tell me if anything major exist that the naked eye could not see but to your point even with some repairs 10K plus I should still be in good shape.

We're wondering if anyone knows an architect who's familiar with the process who can help walk us through the permitting process (we've done extensive renovations in the past, but never in this county).Also, would love to hear any pearls of wisdom from anyone who's renovated in SF (including working through the permitting process, anything you wish you knew before you started, regulations that are unique to SF, etc.)  

For new homes or any moved home (in Texas) there are standards that licensed installers adhere to, but not sure about tightening up existing anchoring for older homes.Good luck!