Pay an architect if that's what you're after, or pay me a consult fee to do that for you.

I plan on purchasing the property cash (I have the liquidity available), but should I go the route of doing the condo development, I would need to get a development and construction loan.I would also certainly be open to suggestions and referrals for architects, attorneys, lenders, contractors etc. if anyone is willing to do so.Looking forward to being a part of this community!

Also great to see how they deal not just with pro formas but with all the other entities of the business from architects to marketing teams.  

Also, I am assuming I need to work with an architect and GC to get started (not to mention buying the land)... but who do I go to first?

If all work is permitted, then I would have an architect draw it up, make sure you are within all the setbacks, all rooms are considered living areas, and your lot coverage areas are not being violated.

I am an Architect and a General Contractor with decent industry connections locally. 

Our architect gave us his calculation of the liveable square footage, which is when we discovered the discrepancy.

If you ever decide to try South Florida again, please reach out to me and I can get you with my team which consists of Realtor, Lender, Attorney, Architect, and myself as the Contractor

The good thing starting with an open plate is that it allows the architect to completely rethink the plans.

Any recommendations of good contractors, architects that would be able to work with me in this?