However, the interest on the HELOC for business purposes is tax deductible under the right conditions, so that may alter your strategy somewhat. 

Now we are all left at the alter.

This is from the the CSLB website       "According to the California Building Standards Code, no building or structure may be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the building official."

As far as business goes in the LLC vs S Corp vs leave in personal name question I am probably thinking of going the S Corp route since it is noted on here in some posts that some courts are piercing the LLC protections as they are considering it an alter-ego of the person.My question...is that possible with an S Corp, especially if you are sole owner of the stock?  

I am building my work to help communities thrive from various life altering events that threaten their safety and ability to get on their feet.  

The only advice I have for you is until you feel comfortable (and this goes beyond your first deal), make sure the worst case for you isn't life altering. 

One follow up - will that alter our stats to a .75 bath in the records?

I've altered my schedule to be available because I'm so excited to be a part.

All of my inherited leases have been 13 month leases that went month-to-month automatically and require 30 day written notice for termination or alterations - I don't know 100%, but I think this is pretty standard.

To meet code I do believe we'd need to alter the stairs because the grade is too steep and our county requires a rental certificate that is reinspected every 2 years.