Depending on the size and scope of the project, an architect may need to provide a more detailed set of plans to get the necessary permits.

I get mine from my banks at 7 to 9 depending on where prime is.

Ultimately, you should choose the option that best supports your financial well-being while striving to keep the relationship amicable.

I have to evict using the landlord tenant route, but I don't know which reason to choose.

However, it all is market-dependent.

After the framework is filled out, our acquisitions team will start curating a selection of homes specifically for you to choose from.

People really value a spa type of treatment and depending on where you are, it could make a real difference. 

Investors should therefore exercise significant care when choosing their Qualified Intermediary because of the critical role the company will play in the administration of their 1031 Exchange transaction.It is extremely important to note that 1031 Exchange Qualified Intermediaries are generally not required to be licensed, regulated, audited or otherwise monitored by any regulatory body.

but, it's not going to be "profitable" for several years, depending on how you define profit.you'll have a down payment, then closing costs - which new investors always seem to be shocked by - then potentially some costs to get a property rent ready, then you'll pay a month's rent to get it listed and rented out, then you'll likely have some repairs after the tenant moves in.  

If you are limited to those areas for residency, and you choose to keep that job, you are going to have to either a) wait for a couple years and save up a heftier down-payment, b) change your strategy like you said and go for houses further away (do flips, STR or BRRR).Or, if you are sold on the house-hack concept, at some point you might have to look at a different job that allows you to move where house-hacking will work....