Not sure whether you work with any architects, but you should reach out to Sheena Sharp of Cool Earth Architecture in Toronto.  

Architect for my project will be costing me $20K-$25K for example...And again Account Closed your example shows "new" construction on top of existing real estate.

Here in San Diego there is an architect that specializes in unpermitted additions and other items.

I wanted to become an architect but life happened and I chose to dedicate my time and energy to my family.

I'm doing preliminary designs before handing it off to my architect.  

Properties whose zoning lends itself to commercial as well as residential.As an architect, I hope to build on my current skill set and would be more than happy to assist you in answering questions relating to buildings and its potential for changes and/or refurb opportunities.

I am an architect and I am looking at buying a duplex or triplex to move into in the near future.

I've seen online where you can purchase plans for the design but does that eliminate the need for an architect thus eliminating a potentially expensive cost?

But my ultimate goal is to do design/build/development of rental properties using my experience as an architect, general contractor, and real estate investor (still relatively a beginner as an investor)  I would love to get to know people in my area who are actively involved in real estate investing.I look forward to getting most out of BiggerPockets.

My architect is fixing and sending back.