We're wondering if anyone knows an architect who's familiar with the process who can help walk us through the permitting process (we've done extensive renovations in the past, but never in this county).Also, would love to hear any pearls of wisdom from anyone who's renovated in SF (including working through the permitting process, anything you wish you knew before you started, regulations that are unique to SF, etc.)  

I am in Lake County which is about 30 mins to the east of downtown and this is the area that I stick too.

Here is how it works:Over the past 7 years the Vegas Valley has seen enormous growth in the housing market and home values.

@Cameron SilvaI’ve worked with oos investors in the past on similar type deals.

In some areas, 15 min may be acceptable but most want this under a 10 min walk. 

I might suggest that you ask the sponsor for the names of people that invested with them in the past and generally in more than one deal.  

I figure lawn and snow would cost about $800/yr so I charge about $70/m in rent less than would if I included it.

I haven't seen anything under 500k for the past few months.  

The past is the past.I would also point out two things based on your comments that may indicate why you chose to go in a different direction.  1) The use of a self-directed IRA custodian - where they have to sign every document and cut every check - is not well suited for a portfolio that involves a lot of assets or assets that create a lot of transaction activity. 

I am very impressed with the Tampa market, congrats on your past deals and best of luck in the future.