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 starting to think about the proper legal framework on my rentals to protect my personal assets/credit (such as an LLC, S-corp, etc.).

(We do not give tax, legal, or investment advice; you, the account holder, make the investment and strategy decisions.) 

I want to split legal responsibility for Mowing and snow removal between my two duplex tenants in their lease's.I'm looking for the exact language I can add into my lease's for the future.

. + about $22,000 + permit, impact, and architecture fees.

Of course, I'm assuming you are ethically and legally wholesaling properties. 

And I've only agreed to put 10K down after attorney-review.Has anyone had experience being under contract and waiting for the seller to fix the violations/open permits, have the property re-inspected, and have a valid green card delivered at closing?

Where did you get the amounts for Supplies, Legal, and Inspections?  

Owner finance is great but not if you lose full control and if you use his model there could be legal ramifications as well. 

However, and after exhaustive phone calls to the county SO, Clerk of Courts & auditors' offices, no one knows or will give that answer because it is "legal" advice.