I've even recreated the property calculators on Excel to help analyze deals currently on the market.

When I retire, I may have to do another remodel/renovation to this beach town house possibly.I am torn between whether I should spend more money now and add more square footage and do it up really nicely or should I just fix the code violations and pull permits or remove unpermitted structures and be done with it for now?

Our city says OWNERS are  require to have a business license, and pay a 10% tax on rentals, and a short term vacation rental permit.

If you've done it before (specially in the Bay Area), please shed some light on detail cost and time line please.Now, I think I have 3 options:1) Originally plan: split into 2 lots,  - remodel front house to build a big house (~3000 sqft) for front lot   - build new one (~3000-3500 sqft) in back lot2) Split into 2 lots (same as option 1): - build a smaller house (~1800-2200 sqft); build an ADU ~700 sqft for front lot - build 3 townhouses in the back lot ranging from 1500-2000 sqft3) Keep the whole lot, build 5 town houses ranging from 1700-2200 sqft I'm leaning toward option 2 for a couple of reasons:- Quicker turn around: much quicker to get plans drawn up & get building permits for- Can split into 2 phases: front lot, back lot- Lower cost for phase one (front lot) - Easier to sell- If I want to hold it instead of sell, 2 types of properties (SFH & town houses) is probably more preferable than just 5 town houses.Opinion, advice are welcome please!

One thing I would suggest is to look at the zoning laws and permits needed to do this transformation.

As a structural engineer in San Francisco, I've been on the permit, design, and construction side of single and multi-unit residential buildings for quite some time. 

As a structural engineer in San Francisco, I've been on the permit, design, and construction side of single and multi-unit residential buildings for quite some time. 

She even got a permit bond for just $100 last week to get permit in Missouri City since my contractor don't have it.. 

A good contractor can do this no problem and get a hard copy of the permit.

Finally, the permitting office is so busy, backed-up, and bureaucratically inept that we are having a hard time getting stuff accomplished.