An Architect I've worked with in the past and who has done permitting for me said he thought the whole project would take 12mo. with the subdividing/permitting taking 4-6mo.  

Your land costs would likely be cheaper but water is more expensive and then you need addition funds for architect, impact fees and soft costs.

I graduated from the University of Tennessee, Knoxville with my bachelor's degree in Architecture and am working full time as an "Intern Architect" at a local firm in Memphis.

I work downtown and am in the process of completing my Architect's license.

I know that I now need to talk to an architect and a contractor.

To elaborate on soft costs, that would be things like architect fees, permit fees, tap fees, insurance costs, interest costs, temporary utilities and utility consumption.

During this time I've formed relationships with architects, contractors, city officials, and have crossed paths with many developers.

My wife is an investment realtor in the Bay Area and I am an architect, so feel free to reach out for more info.Good luck and welcome!

Currently I work full-time as an architect and I want to start a side hustle aside from "passive" real estate investing.What are some tasks, ideas, ways to service a brokerage as an unlicensed real estate enthusiast?

You can also ask an architect to help, by signing a pre construction management agreement.