I'm wondering if I could bump it up some since it would be in the top percentile as far as architecture and condition.

And how do I know if the layout/architecture would make sense for converting?

The architecture looks unique and such a perfect find for anyone who appreciates the Spanish roots of the Central Coast!

These are the main cost sources:Construction costs, Debt (Interest, points, fees), Architecturals, Engineering, City Costs (permitting), Land improvements, Tax + Insurance (during build), Debt again (to refinance once the property is built).

I have worked for ~10 years as a project manager on a wide variety of construction (institutional, hospital, hotels, student housing, commercial and multifamily).I am under contract on some land with a 90 day contingency/feasibility period, during which time I am rezoning a small parcel of land, completing architectural plans, acquiring building permits and securing financing.

I have worked for ~10 years as a project manager on a wide variety of construction (institutional, hospital, hotels, student housing, commercial and multifamily).I am under contract on some land with a 90 day contingency/feasibility period, during which time I am rezoning a small parcel of land, completing architectural plans, acquiring building permits and securing financing.

I’m very passionate about aesthetic and architecture plus interacting with people.

This is not an exhaustive list, but an example of some of the most common upgrades.double-pane or triple-pane window glass to offer isolation and protection;hydronic heat system to reduce energy usage; getting hydronic panels can and should blend seamlessly into the architectural design of your home.reflective roofing to prevent heat loss;HVAC units with a rating of SEER 13+ to avoid high energy usage;exterior doors with extra insulation to help maintain the interior temperature;R-38+ roof insulation;R-13 – R-19+ wall insulation;80+ percent efficiency furnace systems (gas);foundations/slabs with extra insulation;windows that are vinyl and rated Low E;passive solar design to use natural energy;structural insulated panels;vacuum insulation panels;Can I certify my own property?

You can always add "brightness" or "character" by painting trim or architectural features, like the molding around the windows, the block keys around the arch, etc. 

You are now in the realm of commercial architecture and all commercial construction needs a licensed architect to draw the construction documents that the city will want to see.