Professional Assistance: Seek advice from experts, such as contractors, architects, and legal counsel who are knowledgeable with regional laws.

Any stellar architect recommendations out there?

Hey Jason,I would start by talking with either the zoning board for that area or an architect. 

I met with the Architect today and created an initial site plan.

In a sense there is really no such thing as "accurate replacement cost" without having an architect draw up a set of plans, hand out the plans to three area builders, get price quotes.

EXCEPT we are a very lean operation (minimal overhead costs), we pay cash for everything (no loan fees), we do the house designs ourselves (minimal architect fees), and we GC the projects ourselves (no GC fees).

Data Points:101 Latham Place, CharlottePurchase price - $116,000Buy Side Closing Costs - $5000Total Rehab Cost Budget - $100,000Total Financed Amount (purchase + construction costs) - $190,000Estimated time to Rehab: 5 Months (based on conversations with multiple GC's and Architect)HML Cost to Borrow Interest  - 10,000 (12% rate on 190,000 borrowed across 5 months)HML Cost to Borrow Points - $7,000 (3.5% on 190,000)ARV - $310,000Exit Closing Costs - $3,500Staging Company to Sell - $3,000Holding Costs (utilities, taxes, insurance) - 2,750The Total Rehab Costs is based on what I believe to be a reputable GC who has experience flipping in this neighborhood.

Hi Dan et al, I'm an architect in Ridgefield CT (just over NYS border) and have done 100s of renovations on older homes (love them!).  

I've got the architect's drawings ready to go, we're about to pull permits, but I know they don't have the cash to get past tearing down the illegal 2nd story addition and closing up the second floor (ext framing, siding, roofing).

Certainly going to need a local architect & General Contractor to put some pricing together for what you want on that one, there's lots of guys doing exactly that in the greater NYC market so I'm sure you'll be able to find one to assist.