While I realize you may wish to borrow a bunch of money and do the work yourself and with unlicensed workers, with no insurance , with no Permits, no Architects plans, that's just not how the process works with a HomeStyle renovation loan. 

@Daniel Hyman Since we are both trained as architects, our strengths are in flipping properties.

As an architect here is what I advise- hire an engineer, ask him for recommendations on contractors, hire the contractor and have the 2 work together to come up with the most cost effective solution. 

Tenant wants to negotiate an amount for a build out, 10 yr lease, no rent until constructing is complete, will handle all architects,contractors, permits.

Here is what we have done so far: meet with multiple commercial brokers out there to talk about the building and possibilities, meet with one architect, meet with multiple GC's and other contractors to start working on numbers, met with the city and country inspectors to get the relationships going and get on good graces with them since this building has a target on it, met with the city planner, meet with the chamber, talking with banks and also other lenders. 

The architect can certainly do this, if asked.  

"About" how long would it take from the day the architect starts drawing, until the builders start swinging a hammer?

The feedback from architects/permit specialists that I have received and even off the record from a couple of city inspectors is that the city rarely imposes the threatened non-compliance fees on someone trying to comply.

Any recommendations for architects /attorneys /gc's that you are aware of that could help me with  the processThanks  

As an architect, I am sure you understand the potential timelines of permitting to completion.