The goal in the future is to get the permit and add the value for a future refinance.I have called the county and building department and they said that I will need blueprints of the alterations and submit them for approval and get all the inspections in place (I know this will be a headache and can be very costly).

I wasn't unprepared—I had a clear idea of my MAO,  ARV, and estimated repair costs.

They will under budget the rehab and overestimate the ARV in order to justify a price that is too high.  

But when I got my first bill from the attorney for 3000K+ I started to worry about how high legal costs could get even if they buyers dont win.

Alternatively there are also asset based lenders that do not require DSCR calculation or income verification, that can be less costly than hard money, and fully amortizing.

Be aware of additional costs such as service charges, registration fees, and maintenance fees.- Property Specifications and Quality: Detailed Specifications: Get a detailed specification of the property, including materials, finishes, and fittings.

Louis, Richmond, and Louisville are markets with high growth potential, strong demand, and moderate entry costs.

@Justin Brown, are you saying the market is still good for rehabs, but it's difficult to rent and get cash flow?

Given that property costs are high in San Diego.

Don’t the closing costs from buying and selling an investment property eat up all the appreciation (and mortgage principal paydown)?