I won a gift certificate to attend the event at the Milwaukee REIA meeting last night, but I will be out of town that weekend and I cannot attend. 

You are correct that you can't show a positive return to the equity partner during either of those phases, but that is laid out in your agreement with the equity partner that income and profits won't come until Certificate of completion and when the property can start receiving income.From a underwriting standpoint you can show the negative IRR during the construction phase but I typically don't show that for the reason that my investors know that the project is a longer term process and I show what they can make when the property is up and running.  

Here are the exemptions from the City of Oakland Rent Adjustment Program. http://rapwp.oaklandnet.com/issues/exemptions/You should also file for a Certificate of Exemption from rent control with the city of Oakland to confirm.

Which might turn your case into something better.Estoppel certificates are promises made by the tenant to the prospective buyer conerning the status and terms of the lease, deposit, etc.

The death certificate can be a good place to start, if probate has not been opened.

And I took one closet and converted it to a private writing space with a granite desktop and custom cabinetry.I also added complimentary coffee and tea, enough for three days.On occasion I offer free tickets to movies, Moody Gardens, restaurant certificates, etc based on length of stay.Little things like that set my property apart from the others and I pretty much stay booked year round.

They did take all the "important" stuff (the silk flowers) but left behind the "unimportant" things, including bank statements, dads death certificate (!)

Once I receive a certificate of occupancy I obtain a mortgage.

Is it when the cannot go forward if the expense is not made - like an inspection or elevation certificate, or survey?  

Here are some quick solo 401k loan facts:The Solo 401k loan term is 5 years for general loans.The Solo 401k loan term can be more than 5 years not to exceed 15 years if used to purchase principal residence for you as trustee/participant of the Solo 401k.Solo 401k loan payments are made either monthly or quarterlyThe interest rate for solo 401k loan is either: A certificate deposit rate plus 2 percent or theprime rate plus 1 percent.Loan payments are fixed payments consisting of interest and principalSolo 401k loan rules do not allow for Interest only payments or principal payments only.The maximum Solo 401k loan amount is either 50% of account balance or maximum amount of $50K.