Currently a structural engineer so that definitely helps with some of the real estate issues!

Our next step to proceed in this direction would be to hire a civil engineer to do surveying and site map and that engineer would also see if the creek in the back of the property affects build-ability.  

To tackle these challenges, I leaned on my background in Software Engineering and developed a tool designed to make the bird-dogging phase a bit smoother.

(I am a scientist and engineer, can you tell?)

We're currently vetting architects/engineers and looking at construction loans. 

I would reach out to a local environmental engineering company to discuss what you are wishing to do. 

Some municipalities may ask you to tear it down, some "may" say OK with full engineering reports "if" there are other duplexes in the area.

I'm a software engineer looking to get into real estate investing.

Ask your agent/contractors for a referral engineer.

You're talking needing plans, architect drawings, engineering study, a zillion permits and inspections.I just don't see a lender lending on this kind of deal without that person having major experience that includes some ground up or extensive rehab work.If you wanna "break in" to the financing world, it is not impossible at all.