@Jeremy Segermeister I went to a Meetup earlier this week and heard a presentation from  an architect on a panel that spoke about exactly what you want to do.

If you find an Architect be sure they know how to design to modular standards.

I am an Architect and I just had a client lose their variance hearing.

. :)   That said, there may be partnership opportunities... and I will definitely need architects, builders, etc.Thanks for the recommendation on the REIA!

My background is actually as an ARchitect for over 35 years specializing in Energy Efficiency.  

There is a property I think would be a good rehab candidate, but I'm wondering if anyone has partnered with a builder or contractor on something like that (this would be my first flip, and even if I gave some money up it might be worth it to have someone who really knows what they're doing on the rehab side on the team)Option 1:  I buy the house, pay the architect/builder retail, I sell the houseOption 2:  I buy the house, partner somehow, we split the profits 50/50.

. $867,000Construction of a 4BR 2.5BA 3,000 SF home will run $750k ($250/SF)Breakout of $750k construction is as follows:$100k - soft costs (architect, permits, etc)$400k - Contractor - shell only$200k - finishes$50k - landscapingAll in costs pre-financing $1,617,000FinancingLocal Private bank will finance 60% of as complete value ($2MM) -or- 80% of total project cost.Loan of $1.2MM at 5.5% + 1% loan fee.Financing cost over 12 months $50kRequired skin in game (down payment) - $417kPost Construction Sale $2MM(less) $1.617 Acquisition/construction costs(less) $50k financing(less) $100k sales commission @5%equals $233k pre-tax profitCash-on-Cash Return = 56%After tax profit = $150kAssuming 35% income tax / Total ROI = 36%Would you do this deal?

In trying to get fancy, some architects ignore the obvious when designing.

My bro-inlaw is an architect in Cheyenne and he says all the contractors are busy with stuff related to the oil and gas.

@Steven Hamilton II Yeah, one of our software architects at the office got one as well and it is very nice.