So I draw up an estimate clearly stating "REPAIRS FOR VISIBLE DAMAGE ONLY" After approval the twp wants the soffit removed and architect opinion.

Talk to a local architect.

This was the response I received from my architect who submitted the application for me: So our application go bounced back from the city.

I mean vanity, such as owning a Mercedes vs a Kia.If the building has a lot of trust funders who just surf and eat burritos for a living, that's a different decision (monetarily) than working professionals who may want vanity changes.As far as value after a change, it might be best to talk to a few (successful-long term) local brokers who work that neighborhood.If it were my home (or second home condo), I'd probably talk to an Architect about changes, maybe doing a reface similar to the photo below (because street view shows the units to have a nice ocean view (unless it was just a crash-pad for surfer types quadrupled up in the units).That way there would be a third option (vanity) vs. just trying to add value to the building.Good Luck!

I always told people I wanted to be an architect when in reality I never thought I would ever be as old as my parents.

Plans can be done by the homeowner if it’s owned in your name or must be architect or GC or engineer if in an llc.

4) DesignHire an architect to design it.5) ConstructionHire a builder to build it. 6) Financing Pay for it. 

I recently did my first House Hacking deal - it is more like a Live-In flip where I purchased a property that I live in with my partner using all of our own cash.I used my knowledge as a construction manager and architect in training to run the whole project and ad some value to the property.6 months later some buddies recruited me to help them flip a much bigger property.

For various reasons we don't want to use the architect. 

@Krystin KrebsKeep developing the idea- but get building dept to tell you, an architect, contractor or engineer or both and a bank to say ok before spending any money.