The issue is more people want to live in places like the Bay area and San Diego (NYC, LA, OC, Honolulu, Kona, Boston, etc.). 

Property appraised for 245k; however, it was classified as a c5 which prevented most lenders from issuing conventional financing.I contested the appraisal and the appraiser held their ground, but their supervisor told me that if I slapped a coat of paint on the cabinets (these needed to be replaced due to wood rot) it would be an easy c4.I paid $520 for a new appraisal, contacted all my family and friends, deep cleaned the home and put a fresh coat of paint on the rotted cabinets and over the doors.

What's the permit plan and getting it separated?

Do so and you can be seen "being in the business of" which then may carrying financing compliance issues.

The wholesaler usually understand construction and development so they know what potential issues we might run into for a property and they make sure to check those out for themselves or they let us know that this could be an issue. 

Is there every any issue with having the form 3115 approved?

We’ve noticed water seeping issues through the shower tiles, causing damage to the sheetrock in our only bathroom on main floor.

Two issues with that strategy will be time and limit.

My issue is that in the opinion of the remediation contractor (who has a financial incentive to recommend as much remediation as possible) all that wouldn't reduce mold levels long term, due to the fact that it's a basement in Portland, and the levels on the report are extremely common in basements in the area where no water intrusion had happened.

Hard to find good deals up here and lets not even get into the issues of tenants who default.