This seems to be places like Hungarian Village, Merion Village, Reeb-Hosak, Vasor Village, Southern Orchards, Driving Park, Franklinton, North Linden, Old Oaks.I bought a place in Hungarian Village, in less then 8 months it more than doubled in value (with a little work) and is net cash flowing more then $1,800/month.

Based on liability - likely will approach village to make into legal unit or go on without it.

Little Village is also a good neighborhood to look at.In the suburbs, Berwyn and Forest Park would be good areas to target since there's tons of small multi-family properties in solid C working class neighborhoods. 

Hampden, Charles Village, Canton, Fells Point, Fed Hill, Locust Point.

The hiccup is it sounds like the village could put up a stink about splitting the lot and overall could be a fairly long process. 

As others have mentioned, permit fees may be included in the cost of your Architect (All though I prefer to keep this separate and let the Owner's pay directly) the "Permit Fees" are whatever the City, Village, County (etc.) are charging for you to obtain the permit.

Also I’m not sure what applies in your case but some of them have rules that you have to own as an individual not as a corporation or LLCCentury Village in Boca Raton for example will let you own if you are under 55.

Picfair Village is a rapidly improving part of Los Angeles, and new construction isn't burdened by rent control.Will you manage the property while living in it?

Gardena is nice around, Rowley park area or even El Camino Village, is a B class neighborhood to me.

Hi @Francis Rusnak, I've used Granite Selection in Elk Grove Village based off recommendations I've seen on the forum.