The folks I work with operate under the SEC exemption (I think Reg D 506b but I don't have it front of me) that allows up to 35 non-accredited investors, as long as they are sophisticated and have a pre-existing relationship with the sponsor.

The trouble of course, is that I have the preexisting relationship with them.

From it raining a lot the night before the property going active which brought to light foundation issues hidden behind the pre-existing finished basement paneling.

I've paid about 6k for new furnace and AC (pre existing ductwork in place).

I have rented out a home with a pre existing shower window.

I'd go with stained or polished cement With stained they can usually add and 1/8th" or so overlay (they then stain the overlay) so any preexisting stains or anything is fine Polished cement (in my experience) is the opposite - they essentially remove 1/16-1/8" of existing cement, so surface stains will be removed but anything that has really soaked through may still remain to an extent Yes water will get trapped between the LVP and existing cement/water barrier - for this reason I would not do LVP Could go tile - but why would you when you can stain/polish it for cheaper and not worry about cracked tiles years from now when you can't get a replacement 

In California you also have to worry about rent control and not violating the rent-increase caps for your jurisdiction through new utility billings on a preexisting tenancy where utilities were previously included.The cost for third party billers is minimal and they'll help you get your arms around all this if it sounds too complex.

The issued permit and progress inspection approvals on the garage demonstrate preexisting municipal approval without any variance, and demand inspections continue where they left off.

Before your tenants move in, be sure to address any pre-existing issues in the property to avoid future headaches.

I say new construction because based on your description, the JHA is treating the project as new due to the scope, existing condition and no pre-existing nonconformance items remaining in place.