The variance process took about a year and half but I think most of that was my architect's fault.  

The home has all approved home plans, engineer, soil, water, architect & landscaping plans approved (basically the site's been prepped and ready to build).   

Need a referral for an architect to resolve Dept. of building violation in Bensonhurst...

I have extensive experience in creating buildings (registered architect) but have never really dealt with the financial/investor piece of the puzzle. 

Wendy's idea of see-thru display shelving would look cool from the lower level, but will be mostly at floor level up top.Have a talented architect, designer, or stair-builder design a creative, contemporary balustrade and railing that wraps around down the steps, with a newel post at the bottom.

Make sure you inspector has experience with multifamily properties.Architect – An architect is used when an investor decides to construct a building, or when a property is in violation, an architect is familiar with the code and can remediate the existing violations.Appraiser – This team member is often overlooked by investors, but having a competent appraiser will allow you to execute the third leg of our strategy, the finance right.

If your good, the appraiser usually notes who a builder, designer or architect was.

I've been given a golden opportunity in the fact that my dad has been in the lumber business for 30+ years and my uncle is an architect for 30+ years, so they've been supportive of my real estate ambitions.

I am an architect by trade, so home efficiency is very important to me personally, as it is for many people my age (22-35).I think if you tracked your/your tenants utility usage for a year, put it in a spreadsheet for perspective tenants to see, you can make it work to your advantage by showing that a little more in rent is offset by lower utilities, all while putting less strain on our planet.

But, as you mentioned a percentage of something is better than 100% of nothing.We are using them for a project right now, with these types of terms.Let me know how it goes.Dwayne LawrenceWest Los Angeles RE Investor / Architect