IRS rules do not permit disqualified person to provide a guarantee for the loan to the IRA, therefore the loan must be non-recourse, which means there is no personal guarantee, the only security for the loan is underlying property.

Some of our projects needs to have permits pulled and investors are not allowed to do so as owner builder. 

Depending on how extensive the renovations are, in many cases the architect that draws the renovations plans and helps obtain the building permit is then allowed to supervise the works by signing a "declaration  as the responsible supervisor" and the city inspector comes at the end for a final sign off, allowing therefore for a faster construction timeline.

Greetings Kristen:There are lenders in my area that are credit unions and they will permit an LLC refi at 75%-70% value, after an ownership seasoning period of 6-12 months, lender dependent. 

Masonry is hard to work with especially moving walls or expanding -- ergo expensive.Today, there are issues with re-enforcement for earthquakes and permitting, so be careful.

Sell land assembly to investor possibly with certain permits, zoning changes, drawings in place.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.

Can this approval be applied for without getting a permit for the shed (which is otherwise not required)?

I discovered Bigger Pockets a few months ago and I wish I had known about it sooner as me and my girlfriend handled the property management ourselves and could have used the many tips and community support BP provides.I want to continue to acquire buy and hold locally (MFR) as the market permits (prices seem a bit frothy right now in LA/OC) and I am also interested in vacation rentals.

Then there is the time to negotiate the new lease(s), preparing space plans for the new tenants needs, preparation of new working architectural drawings, typically 30 days for a building permit, demolition cost and time to remove the old improvements, and then 30 to 90 days for new buildout and occupancy.