Chris,We're an architecture firm that does work all over California and we have been doing a LOT of ADUs recently because of the recent Senate Bill passing that relaxes a lot of the typical restrictions.

This price had been carefully calculated, including all materials, contractor, architectural plans, etc. 

Due to the high costs of a condo conversion on a building from 1910 (i.e. attorney fees, surveyor, architectural plans, updating to current code, adding sprinkler system, etc.), we thought it might be best to consider an outright purchase of the entire property.   

It is a bit of a long story but the short of it is that we discovered we needed to get architectural/engineering plans in place prior to getting GC bids (or so we were advised), as the GC has little to make a bid off of regarding structural plans. 

Very interesting history and architecture too .

Second is yes, pull the permits first as owner builder, have a draftsperson do it not an archi firm, or just go to the city with pictures and you can lay-out your existing floor plan and show them a proposed one (some cities have the patience to teach you how to pull it as owner builder), who knows, you might save money but spend time on it, if not draftsperson or an architectural student will do the trick, residential are very typical drawing.

Pool Repairs are allowed.Improvements that do not conform to the surrounding neighborhoodAny new construction including room additions.Landscaping or similar site amenity improvements.Rehabilitation activities that require more than two payments per specialized contractor.Major rehabilitation or major remodeling.Require plans or architectural exhibits.Results in work not starting within 30 days after loan closing.Borrower is unable to occupy at closing or within 30 days.Television antenna and satellite dishes.Additions or alterations for commercial use.SFR conversion to a 2 unitAny structural repairs or renovations that are not foundation or roof repair.Parties listed below are not eligible to perform the work: BorrowerFamily MemberBorrowers EmployerSellerRealtorAny Interested party to the transactionMaximum number of contractors: 32 Draws, 30% initial and 70% final.Contingency Reserves A contingency reserve equal to 10% (or may be higher depending on scope of work) of the total costs of the repairs and renovation work must be established and funded for all mortgages to cover required unforeseen repairs or deficiencies that are discovered during the renovation. 20% contingency reserve required when property needs structural repairs, or where utilities are turned off.

I am from Puyallup, WA and have always had my eye on real estate as a side career to my primary one in Architecture.

We typically list all our stuff pre-construction using architecturals, floorplans and renderings.  

I love the architecture there and seems to be plenty of multi's, but growth?