I have a lot of clients in KC, MO too which I find tends to offer better upside, newer construction, less cash flow, but better overall macroeconomics. 

An Architect, ballpark, would be anywhere from 6-10% of the Construction cost depending on who you get and the deliverables provided.

I've just never seen an appraiser address construction related issues....

Learn how to estimate construction costs.8.

I am an investor based in Fairfield County, CT and just rejoined BP after many years away.From 2005-2011, I got up to ~150 units in SF & MF both rehab & new construction, Class B & C, but (regrettably) sold all to focus on institutional real estate and private equity.Since selling off, I got an MS degree in real estate and participated in most asset classes institutionally ($10-250mm+) with a focus on SF & MF.

One way to achieve more equity is to look at the neighboring markets and growthtriggers see if your area has similar economicsPass performance does not dictate the future Growth factors possibly hyper growth in your neighboring areas new construction amenities I have seen areas jump 10 X in relatively short periods due to multiple factors shopping, dining You owe to yourself to research the possibilities of future equity growth. you can always syndicate your ownership to long term investors to recoup some of your capital. ideal for people look for a write off and have the Ability to wait for appreciation.

Guy was getting a hard money loan for property and construction (don't know the details of the loan) only that the bid was accepted in FEB and the lender totally dragged his feet until it finally closed in August. 

It seems they are remobing all the all the greenhouses and it seems that a big construction project.

I was also thinking maybe find a home for cheap and restoring it for myself with a construction loan.

If Planning does determine the existence of your ground floor unit, it will require you to legalize the unit through the existing Planning code process assuming zoning supports the third unit OR using the new ADU program making your fast track condo conversion a passing dream.With regards, to some of your latter comments and questions:1) Any un-permitted work (including corrections) is not a good idea as a quick compliant from a neighbor can bring an inspector knocking on your door with a NOV especially in the current environment where everyone is SIP.2) Legalizing existing constructed spaces can be hit and miss based on the inspector you get.