Owner gets newness euphoria of opening a location and sales rush in but if the operator doesn't execute at a high level for customer service, fair pricing, and consistent great food time after time then the customers won't be returning on a regular basis if at all.

Similarly, we learned that just because a contractor has a higher price and a big business does not mean they will be professional or reliable in unexpected situations such as our local permitting process and sending in the proper forms to pass inspections.Only higher contractors that are references from trusted sources.

I bought a vacant lot and had the ball rolling with everything that needed to be done to do a new constrcution, permits approved last week which the company that was financing the build was waiting to start issuing the funds.

I believe you are correct, "odd jobs" that are less than a certain amount of normal pay are still permitted.

The market here on Oahu has so many non-conforming properties that have say an extra wet bar or extra non-permitted bedrooms.

Here's what you need to think about, how much will it cost to :Purchase the propertyDemo the existing structure(s)Get all the required permits (including substantial legal costs because I promise you every one of your neighbors is going to be PO'd that someone is trying to put 4 units up)Get plans drawn upRun additional utilitiesActually build the new unitsHolding costs for 12-24 months, if not longerSelling costsSubtract that number from what you think the total price of 4 condos will be.

Sales/cold-calling experience, customer service experience, large database of people in your sphere of influence, etc. 

Here, since the building dept has records of all permitted construction, their opinion is what matters. 

Business licenses, permit history, truth in sale of housing (TISH) reports, etc can all be found here.

Looking up rental permit searches, I see past tenants using it as a 5th bedroom has been an issue twice on the previous owners' inspection reports.