I believe you must have a big team of designers /architects, contractors etc 

I've got an architect working on the drawings currently and meeting with the zoning committee due to the variances that will need to take place.

This allows you to properly tear down walls, and rebuild to the plans approved by an architect.

Data Points:101 Latham Place, CharlottePurchase price - $116,000Buy Side Closing Costs - $5000Total Rehab Cost Budget - $100,000Total Financed Amount (purchase + construction costs) - $190,000Estimated time to Rehab: 5 Months (based on conversations with multiple GC's and Architect)HML Cost to Borrow Interest  - 10,000 (12% rate on 190,000 borrowed across 5 months)HML Cost to Borrow Points - $7,000 (3.5% on 190,000)ARV - $310,000Exit Closing Costs - $3,500Staging Company to Sell - $3,000Holding Costs (utilities, taxes, insurance) - 2,750The Total Rehab Costs is based on what I believe to be a reputable GC who has experience flipping in this neighborhood.

@manolodyes you are right our architect got in there and found that there is a sewer line we can connect to, how its a question of what would be best for resell and what price.  

I am an architect and I have one property - I want to build a rental property portfolio creating a sustainable  (green) market place to help lower energy costs.

2)how much should engineer,architect fees should cost according to the project overall cost?

2)how much should engineer,architect fees should cost according to the project overall cost?

You could talk to a draftsperson or architect to see what it would cost to design the space, then get bids.

I have started reaching out to land surveyors to help me put together a topography survey and then have a tentative map or preliminary map from an architect and then take it to the city.