While I'm having a professional site plan done, but, having a custom house plan by an architect tends to be extremely expensive and "overkill" for my purposes (in my opinion), especially since as a GC I'm able to do optimizations to the plans myself.High quality plans in my mind are plans that are aesthetically pleasing and are (as designed) up to code (meaning, they don't specify floor joist spans that are too long, etc.).

Don't let a punk like me get you down now!

Flooring is a crucial aspect of any rental, balancing durability, aesthetics, and cost-effectiveness.

That said, I'm super intrigued by the maintenance ease (getting a new door when needed), the 25 year warranty, the fact that I might be able to remove and reuse them and the aesthetic possibilities with IKEA.

There was a house in the neighborhood the punks used to paint graffiti on.

Looking for someone with clean, modern aesthetic, but not Dwell-like bleeding edge.  

Civils focus on calculation of large utility systems, roadways, bridges, and public health safety and welfare, whereas landscape architects focus on analysis, design process and solutions, aesthetics, spatial qualities and experiences, site drainage issues, planting, soils, landscape and cultural stewardship, and public health, safety and welfare issues. 

Please see below, hopefully you can help me here:1) Pier and beam gives me the impression of non-stability nor aesthetics.

Property Aesthetics, value- we inspect the properties. 

We brought our design skills to the deal, creating a new floorplan for the kitchen, pantry, and specific redesigns of spaces, as well as selection of fine finishes/features to create a strong aesthetic that wasn't the cookie cutter 'white kitchen and bath'.