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Santa Barbara County somewhat restricts growth, so there is a shortage of real estate. 

https://www.courier-journal.com/story/news/politics/metro-government/2019/04/23/louisville-airbnbs-citys-proposed-600-foot-rule-good-bad/3492747002/Knew these kind of restrictions would come.

The loan was designed for those who are not themselves doing the work, unlike a Hard Money lender who may just give you cash with no restrictions.

Lately, he's been saying he wants to make more money and get into the investment game but he has limited capital (he has access to a HELOC for $60K at 6%).

You won't be able to access the MLS without one.  

setback requirements, check for wetlands or other restrictions , gross  built area  ratios etc

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I don't breed restrict.

Texas accessibility standards ADA For us) don't require a tub in a residence.