Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements, Check DOT requirements for access, stop lights and permits, traffic studies, DWQ requirements for permits, permit fees and time frames.Once you have an idea of what you can build and what is required in terms of permitting and infrastructure you want to talk to some civil engineers, architects and commercial general contractors that do the type of projects and build the type of buildings you want to build so you can get an idea of costs, time frame and requirements.

@Daniel Johnson ill send you the architect I've been using and you can let me know what your current lot coverage is and how much space you have and ill let you know (from my current experience) what they'll allow.

Not including architect and structural engineer fees.

This is because they aren't engaging an architect (or engineer) whom is familiar with what is allowed and what is not. 

Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements, Check DOT requirements for access, stop lights and permits, traffic studies, DWQ requirements for permits, permit fees and time frames.Once you have an idea of what you can build and what is required in terms of permitting and infrastructure you want to talk to some civil engineers, architects and commercial general contractors that do the type of projects and build the type of buildings you want to build so you can get an idea of costs, time frame and requirements.

She is in the process of getting one now through an architect/engineer but is worried about fines and fees that may or may not come into play from the Building department. 

Should I consult an architect?

That being said some of the best ways to find contractors is to talk to architects, designers, engineers, realtors, other investors, Facebook groups, supply houses and other contractors.Also check MLS for flip properties and new construction specs for sale.Make sure to get references of 3 or more current clients with work in process, 3 or more recent past clients, and visit some active job sites to see how they look.

So I have my builder, lot under contract, architect on standby, and have researched the project thoroughly with the city. How do I find investors that are willing to put up six figures for a good return?

Someone else mentioned that I may need an architect to rebuild the garage.