How I work with investors
- Finding opportunities: MLS searches and daily alerts set up around your criteria, plus fixers, estates and properties that need vision.
- Running the numbers: an after-repair value grounded in real comparable sales, not guesswork.
- Your team: introductions to lenders, contractors, architects and other professionals I trust.
- The exit: pricing, presentation and Sotheby’s International Realty marketing when it is time to sell.
Know the rules before you buy
City or county?
Venice and Pacific Palisades are in the City of Los Angeles, so permits and planning run through the City. Marina del Rey is unincorporated Los Angeles County, with County rules, and many homes there sit on leased land.
The Coastal Zone
Much of Venice and parts of the Palisades are in the California Coastal Zone. Additions, demolitions and some exterior changes may need a Coastal Development Permit, which can add months. Confirm a property’s status and likely review path before you make an offer.
Housing units and the Mello Act
In the Coastal Zone, demolishing or converting existing housing units can trigger Mello Act review, which may include affordable-housing requirements. If your plan changes the number or type of units, check with the City early.
Pacific Palisades fire area
Streamlined rebuild paths exist after the 2025 fire, but confirm with City Planning whether they apply to you as a new owner. The City has also suspended SB 9 lot splits in the burn area.
Read the rebuild guideTransfer taxes (Measure ULA)
In the City of Los Angeles, Measure ULA adds a transfer tax to higher-priced sales. For transfers recorded on or after July 1, 2026, the published thresholds are 4% above $5.4 million and 5.5% above $10.9 million. Thresholds adjust and the rules may change, so confirm the current figures with the City’s Office of Finance and factor them into your exit price.
Permits and disclosures
Unpermitted work can derail a sale and must be disclosed. Pull permits, close them out before you list, and keep your records; buyers, lenders and inspectors will ask.
Licensed contractors
In California, work of $1,000 or more in labor and materials, or any job that needs a permit or hired workers, requires a contractor licensed by the CSLB. Verify licenses at cslb.ca.gov.
Buying with tenants
If a property has tenants, Los Angeles tenant protections may apply, including rules on evictions and relocation assistance. Get advice from a qualified attorney before you buy.
Your deal checklist
- Confirm City or County jurisdiction and Coastal Zone status.
- Pull the permit history and look for unpermitted work.
- Get a thorough inspection, including sewer line and foundation.
- Estimate after-repair value from recent comparable sales.
- Budget renovation, holding costs, financing, closing costs and transfer taxes.
- Map your permit path and realistic timeline.
- Check for tenants, HOA rules, or a ground lease.
- Plan your exit: who is the buyer, and what will they pay for?
- Talk to your CPA about taxes before you close.
Tools to start with
Westside Real Estate Meetup
I am starting a free monthly meetup for anyone interested in Westside real estate: buyers, sellers, investors and flippers, first-timers and pros. Expect a short local market talk, open Q&A and time to connect. Join the list and you will get the first invite.
Join the meetup list