I would really get your architect and contractor onboard first as well as making sure your permitting and plans are acceptable to the city.

Thank you for accepting me in this forum.

First off I would not be mislead by price per sqft, it can mislead you and cost you thousands.https://www.biggerpockets.com/blogs/8050/49618-pri...Use what has sold past six, seller motivation, what amenities, location, cost of repairs, area rent rate, etc.True market value is what a buyer will offer and what a seller will accept.

That is the accepted and conventional wisdom that we have been taught; i.e. to be debt free.  

I met an agent that made a good impression but requires an exclusivity agreement (four months minimum).Would you sign such an agreement in the Bay Area hot market?

But I'm not in CA, so I dont know if something like that would be acceptable.   

I plan to reach out to my local REIA today and attend my first REIA meeting the first of June (pending my acceptance into the association).

I assume that the lender will accept my personal emergency fund as a factor towards the 6 month mortgage cash reserve?

Like it or not, and most of us - including me - do not, there is no longer anything simple, or quick, or easy, about accepting payments that end up allowing the payee to own something.

We got an accepted offer for a duplex in Point Richmond this morning.