So far we've had an architect do the drawings, a structural engineer give approval, and talked to the city inspector about what we wanted to do. 

Like an architect or a contractor?

Also, looking at the floorplan, the architects could've swapped the WIC and the bathroom and move the entrance slightly to the left.

David Fenster- Architect,

For the additional level, with all the engineers/architects, labor and materials you are over 100k.

I am working with an agent, architect, and subcontractor.

It is not possible to build multifamily per city regulations.I'm speaking with a couple builders to guide me along this process, as I'd like to keep a couple of the lots to build single family homes that I'd like to hold onto as high end rentals.I'm sure there's a million ways to work this....I'm looking for recommendations as to whether I should make plans with an architect and builder and sell the individual, subdivided lots with those plans and builder attached to the deal? 

And fortunately for me, there was a big scandal at the building department when this was going on, all the inspectors in the borough but one was arrested for bribe taking, so everybody had to arrange "self inspection" from someone for the time being, like an architect, which my expeditor is, and send it in, though the city reserves the right to reinspect.From my perspective, if the basement is empty, or used for storage, it does not constitute a unit requiring a CO and separate meter, unless there's more to the story.

As of recently they usually sell for a million + and that is a combination of location and fantastic condition/design.Similarly you can find mid century modern buildings, some in a Frank-Lloyd-Wright design that will break 7 figures if extensively updated, but ideally preserving the architect's vision.But that is specific for flipping, both do not make for good buy & hold.

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