If I understand this correctly, sounds fairly easy and all you need is architectural and structural plans, submit to city for plan check approval, get permits and start construction.Here in LA, I do my share of ADU projects along with new construction and rehab flips, what you are describing does not sound very difficult at all.

Usually only around 20% of the stores are in strong suburban areas and built with block or upgraded architecture construction versus a front façade and sheet metal on the sides and back.

I'm a big fan of the northwest neighborhoods these days - close to the train AND nicer architecture/larger lots than the above recommended riverwards/south philly.Also price points are much lower, allowing you to get more/better house for your money for that live-in-slow-flip strategy.

Turned 713 SF into 2,269 SF with high end modern finishes and a contemporary architectural design which sells well in my area.

The architecture firm I work for does projects on the west side all the time and almost all of them have a wetland on them.

On the plus side, the front door is great, and the architecture of the front of the house is super cute.

I've been working for architecture firms for 11 years but now have tasted freedom by buying my first rental properties (3 now) and a parcel of land for my own development.  

I have architectural plans, permits, and the house is cleaned out. 

I have always been interested and architecture, decorating, and most importantly, working for myself.

I am in a chicken and egg situation where we need to spend money to develop the site plan, architecture and get some prospective tenants in place before we can get the loan to develop the property. the corner is also good for a Walgreens or any anchor store.