I am a Architect currently licensed in IL, IN, and TX and I have been living in Downtown Chicago for the past 12 years.

Any contractors or architects you could recommend? 

I was speaking with another broker and architect recently and they both felt that prices were far outpacing the earning potential of new home buyers creating another dead end. especially if interest rates climbs.thoughts?

The codes change so frequently you're better off hiring an architect to do what you're talking about. 

You are better off going with a local architect or designer but that being said there are lots of site that offer plans like www.dongardner.com www.homeplans.com www.eplans.com Southern Living etc,  

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.