I've reached out to 6-7 local banks/credit unions and either they weren't interested in lending to an out of state based investor (even though property is local) or they said there apartment lending has been maximized and they are not interested in conducting further apartment loans.One said if I opened an in state LLC (GA), created an account with them, and conducted all banking with them they would be "open" to it.

In this market and specifically in the Bay Area it can be tempting to fudge the numbers (and yes, including rent from un-permitted units is fudging the numbers) and force a deal to work, but this is just a recipe for disaster and not the way to conduct business. 

A fine of up to $ 1,500 may be adjudged for each violation in cases when a person engages in conduct that shows lack of good faith in complying with the rules relating to smoking.

Day after closing, my team started demo, and we discovered extensive termite and wood rot damage that wasn’t disclosed in the sellers disclosure and wasn’t discovered during our inspections.The seller lived at the property 15 years and did several projects which included replacing sub flooring that had been destroyed by termites.

I am traveling rn but once back home I will let you know the .gov resources I use for my analysis on top of some extensive Googling.

If you need more time to conduct the Inspection you are required to request an extension and it must be granted.  

A normal insurance policy isn't normally going to cover extensive vacancy which is under renovation. 

She has managed daily operations through extensive reporting systems she has developed and implemented at the project levels.

Hey Mike,         That is really the route that I am going the only reason I started the LLC was because I was conducting a BRRRR and the Hard Money Lender needed me to have a LLC.

That is a very public space, where your details would be shown on any title searches conducted on the property.