I love to hear that you are doing things the right way as painful as it might be...karma will come back around whether its on this deal or the many more ahead of you.Typically you need to get an architect and contractor involved to address your code violations...I am sure @Prashanth Mahakali or @Samuel Pavlovcik can help you on the architect side.We are helping @Mark Ainley in a similar fashion with some code violations.

If this is true this path will not get you to being a licensed architect. 

It was over $5k with architect, permit, and labor.

No they would not replace architect.

I've contacted local architects and they are suggesting expensive studies etc.How should I go about this without coming out of pocket hundreds of dollars for every parcel I am trying to find the highest and best use for?

So the land costs $300000 and it has curbs and gutters and to build 10 beds which is a teenie tiny operation you need showers, sinks, a nursing station, electronics and ADA compliance so to build a 4000 square foot place it's going to cost $1,600,000 (architect's plans, cost breakdowns, contractor. permits, state inspections...)   

The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from "stock" standards.Lastly, too high up in the stratosphere of most (but not all) renovators Q1: Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user.

The owner of the building at the time of improvementsFor public buildings, the deduction may be allocated to the architect, environmental consultant, contractor, energy services provider or engineer.Is there a specific time frame for when the property must be placed into service?

It will likely be required that you have a design done by an architect especially if you will be doing an addition.

Check with an engineer or architect.