If you're not on the water or AE zone, then rules for ADUs / living space on first floor of home are not as strict ; I learned the hard way ; Definitely need a contractor who will get the required permits for you.

I don't know the neighborhood or zoning, but you'll want to be careful not to make your single family appear to be a multifamily.You'll definitely need a GC (really a builder) to build a separate unit.

Seller has a 1/4 acre lot with garages and office and open area for his construction equipment. As the site generates no income and has no rent roll.  How does one estimate it's worth?

I will do that,  I assume you mean It’s a killer due to the cost of setting up another furnace, switching to natural gas, splitting up the system into two zones etc.  

He is not going to invest into the business, I am bringing him in just for the above reason (tax return for the LLC), hence why he's getting just 5%, and I can I go as low as 1% (if that wont raise a red flag to the IRS).Now, I am not sure if we should be 5/95 percent partners on the Holding LLC, and Holding LLC with own 100% of the management LLC or I should be single member on HOlding LLC and he comes in as a member with 5% on the management LLC and the 95% be owned by my single memember HOlding LLC?

This avoids some red tape and the need to refi to get out from under the PMI, which also saves a second set of closing costs.

Tesla charging outlet in garage, USB outlets throughout entire main floor, every bedroom and bathroom. 2 Zone Hot/Cool Central controlled via 2 nest thremostats.

So I was in a meeting today with an architect talking about my current project.I showed him a property that's zone rm-2-5 with a 40' height allowance.

@Colton Tapp The key to smoothly leasing and operating older office buildings is to have your (or someone you trust) finger on the pulse of the city and understanding zoning/permits/use/ADA.

This has been the biggest red flag with under market properties that you wonder ... well, why can they be had at a certain price, and everyone avoids them because of how costly and risky foundation fixes are.My question is, has anyone actually done a major foundation fix?