Having a great architect is absolutely key.

Here is an example of a deal:9,200 sq ft Retail Development$3,400,000 Total capital required$866,000 Equity (raised by me)$2,534,000 Debt$4,400,000 Sales price $220,000 Closing costs$2,534,000 Debt repayment$80,000 Developer fee$80,000 Guarantor feeNET FROM SALE $1,486,000$866,000 Equity repayment$138,560 Pref for 2 years (8%/year)$481,440 Remaining funds to distributeFrom here 50/50 split to developer and investors$240,720 to developer$240,720 to investors43.7% total return on investors equityNow, for sources and uses:$85,000 Architect/engineering $65,000 Permits/Platting$1,400,000 Construction costs (this is where they would be squeezing some nice juice for themselves)$50,000 Administration feeOther sources and uses but not going to list all...At a $1,400,000 construction cost, and with the permit/engineering/design fees I would expect a ~$400,000 profit for the builder. 

I am an architect and currently help owners renovate commercial and residential properties with hope to do the same for my own properties to hold. 

I'm looking for investor friendly architects in the area for a build to rent model (BTR) project.

Want to get a current price range of costs for an architect to do the design and planning phase of construction, any assistance or resources would be greatly appreciated.

Use an architect if this is a big project.

Total gut rehab - involved in every stage of process, including: - working with architect to redesign and convert two of the 1BR units to 2BR units - working with contractor to manage renovations, including on plumbing, electric, and HVAC systems - working with City of Philadelphia on permitting and inspection process What was the outcome?

It is biggest challenge for first few projects and once you have a team of Architect, Civil, Developer etc... you can focus on acquiring more land and working with City for permits, zoning etc...City permit is most challenging process and varies from town to town.

I highly recommend Steve Woodyard, CCIM who is a longtime multi-family specialist who has great contacts with apartment owners, developers, bankers, builders, architects and other professionals you'll need for a development project. 

Let me know if you looking for an architect in the Tampa (Florida) area.