He is thinking around $525-550k in Reno costs (excluding appliances, attorney/architect fees, and building permit). - put in an offer at $875k.

We obtain zoning / all permitting  / develop the sites  / design our own buildings and have complete control.3.)

Even if the land is flat with metered utilities, California still requires that you submit site-specific plans for a building permit. 

Some contractors don't have all their permits and or licenses and if the city of Chicago catches them...yikes.....have atleast ten questions if not more for these general contractors and look at their past projects, ask for their clients numbers of previous work, if you can go see some of it yourself! 

Both issues are  not permitted as per the lease / application requirement.1. 

Best to research and apply for a permit first to see if it will be allowed.

(d) A landlord has no other right of access except:(1) pursuant to court order;(2) as permitted by Sections 27-40-720 and 27-40-730;(3) when accompanied by a law enforcement officer at reasonable times for the purpose of service of process in ejectment proceedings; or(4) unless the tenant has abandoned or surrendered the premises.

I recently purchased a sfr in San Fernando Valley and it comes fully equipped with a non permitted studio unit built off of the garage.

Like I said, I'm a real newcomer to investing and I know there's a lot more out there in terms of education that doesn't cost a lot of money.

I would also add the following1)  allow new comers a chance to socialize and be well received by others often times, many new investors wether to Real Estate Investing or the general area.