3) Lastly, what sort of architect fees can I expect to pay to file this basic permit?

We are in-house Architects and I sold the development company on my services to lease up newly built units.I say this becuase it would be the owner of the property. 

You can consult with an architect, a structural engineer or a code compliance lawyer there in Los Angels.

That way I can be on-site full time to monitor/project manage the rehab. 4) Over the next few weeks, build my initial team and then launch the Point Loma rehab, with a couple of initial stage gate steps to rerun the numbers as the architect's plans and GC SOWs are developed/refined.

Call around to 2 other people OTHER THAN whom your architect recommended.

The first person should be an architect that is versed in the type of project you'd like to build (eg, adaptive re-use of an existing building, new construction apartment or commercial, or mixed use)....all this to say you've got to figure out what you can do and what you'd like to do, before you can financially analyze what would make sense to do.This should keep you busy for the time being.  

To recap:Purchase price: $123kRehab budget: $45kARV: $225k (conservative)Gross profit: $57kThe architect is currently drawing plans which will be submitted to the city for approval next week.

@Kenneth B.You are going to have to draw architectural plans before you start your addition, or have the drawings done by an architect/engineer who will put his/her seal on them.  

By the way if anyone is in need of an architect or contractor, I can recommend you one.

I'm assuming and architect, investor, and some form of up front equity...thoughts?