@Mike BarryWhile quality of work is a paramount concern, there are other reasons you do not permit tenants to affect repairs and modifications to your property.  

I see many people here are doing the work themselves... does the Land Bank force you to pull permits?

We were removing and moving some walls, some of which were load bearing, and we needed to pull permits.

Planning/permitting alone on new builds could take that long.

I have changed addresses on lots where the original house was a single and I built a duplex, this was done by the cities safety and permits department.This will also affect utilities around me, as a single address (regardless of the the use of A, B or rear in the address) can NOT get multiple meters without the city changing the property to multiple addresses.  

Pets: (are) (are not) permitted with a $35.00 fee.

We judge the term of the loan by the amount of repairs to be done, DOM, and permit process.

I know that's a big range, but there are just too many variables to narrow it down further.The city of Petaluma might have a say in this too...if you do this with permits (if they'll even allow it) they might charge you some pretty big fees, so you might want to find out before you do anything.

In our case, we are licensed general and electrical contractors, licensed real estate brokers, one of our partners draws the preliminary site and architectural plans and does renderings and we handle all the permitting process.

You might be better off if you do think about this project to think of a complete or almost complete tear down down to the bare minimum allowed in your city and still qualify for a remodel permit.