The building department for permits.

You want your name in the back of the mind of the public, then when prompted, your name is recognized.Professional companies use signage, fly by nights don't.Might add a "rider" on the side of your sign and post a copy of your permit too.In some areas I've seen signs pulled in the evening and they are put up early in the AM, kids and theft.

My day job as a software engineer (Which I love by the way, so it's not like I want to quit it to go into real estate full time) takes up a lot of my time.

Was the garage conversion permitted?

I bought these from my trading portfolios and ROTH withdrawals.4) Good job, work in Software in San Francisco, but that also means my living expenses are high, probably reducible somewhat.5) A business that I own that throws off a little cash, but it's mostly a "professional hobby" type endeavor.

Like any software program, it is not 100%.

I think you should come around $6,000 to $6,500.Whoever gives you the estimate, make sure they include the price of permit in their price.

Has anyone had experience in dealing with code violations and city permits/red tape, etc?

:)Another issue is the non permitted or non conforming number of units.

Your option or lease can't have rights to act as an owner, getting building permits, hiring contractors for repairs, insurance loss issues, evictions are more complicated, it really requires an owner who will assist if needed.