At first we thought that we could apply for just a load bearing wall replacement permit, over the counter.

Also, be very careful about "working" in Thailand without a work permit.  

Do you know if the garage remodel is permitted?

However, a quick permit search prior to making an offer revealed that the owner had not received a single permit for any work conducted, and received a code violation notice for the ADU last week with compliance due in about 30 days. 

I also make my way to others when my schedule permits.  

Well, they said anything less than 180-days was not permitted, which is uncommon as most subdivisions in Kona that don't allow daily and weekly rentals, do allow 30-day minimum rentals.

I know in SoCal you don't need to pull permits prior to building for any additions less than 500SF unless its Coastal Commission.

And that they will pull permits accordingly?  

Dawn, Darren and Jay are ALL correct AND if they're city of Milwaukee tax foreclosures, that means a city inspector has already gone through them THOROUGHLY and done a full report on ANY and EVERY issue wrong inside and out and that means they want it fixed up to code (i.e. fixed just right, not some rigged up quick fix) and ALL plumbing and electrical work MUST be permitted, thus you're hiring a master plumber/electrician for that work at around $70/hr +/-.I very, very much caution anyone from skirting the permit rules not just for possible trouble with the city, lots of people do all sorts of unpermitted work and get away with it from city's point of view, but for liability reasons.

The appraiser stated that the unit in back was never permitted for a second unit (so, it was a SFR).