-Vertical building: $112K ($160/sqft for conversion * 700sqft...this could be a small 2BR/2BA)-Design & construction drawing: ~$10K (incl managing all permitting process with city)-Permits & fees: ~$3K (paid directly to city)thanks Whitney appreciate feedback. any recommendations in terms of Design & construction drawing i am from County of Riverside, CA. 

If a realtor has a lot of designations it’s an indicator they care about professional development and are better trained and performing than their peers.  

You will need to answer alot of questions that pop up with the different trades, so its best that you are there. 10- Choose your FinishesThis is very time consuming, and if you don't have a good sense of design, you will need to find someone who is.

There are plenty of designers that work for a lot less locally, but I was impressed with this designers work. 

I see from your profile you are casting a pretty wide net, which is good for you.I can't speak for California, but where I'm at flipping and wholesaling are pretty much dead.I'd buy 'em if I could find 'em, but what's available gets bid up by TV-dreams besotted wannabes who slap on a coat of designer paint, dial up the curb-appeal and then hold multiple open-houses, usually attended by idle neighbors and bemused investors.Then, a couple months down the road, comes the inevitable ad for "Executive Rental" at a price that bleeds cash while the owners desperately pray for a return to the good old days of magical appreciation and NINJA loans.

There are 5 base models you can choose from if you don't want the hassle of designing your own home with architects, especially since most of my ideal buyers won't speak Spanish, and the owners of this property have a contracting company that buyers can use, which we recommend as the main contractor is European and has built castles by hand, as opposed to the Ecuadorean contractors who build homes that collapse in 10 years. 

Once you go down this route require that your Architect schedule a neighborhood meeting in the early stages of design.

There are a number of design systems (UL Approved) that can be used. 

Many Architects complain about contractors stealing their work by offering these types of design consultations.

On average an architect will never load their fees and need them all ahead of designing.