We are currently looking for local architects that can pull city permits that fit within our budget (<$5k).

Must have experience in tear down projects working with Architects and Village for permits.

Consultant Fees: You will likely need a surveyor, engineer, architect and perhaps a planner and building permit expediter. 

I'm providing the initial design then hiring an engineer/architect, down payment, and property management.

Architect charged us to expedite permits, soon after we found out that we were going to need to ask for variances on the project, despite him assuring us before purchase that we would be able to change from a single family to a duplex "by right".

We have talked to an architect and my partner’s brother is a GC.

If I were to do this, (and assuming simple numbers), Is it:- pay an architect / engineer out of pocket to get a good plan for the property (maybe like ~$10k?)

Would you mind sharing your contractor/architect information?

Mechanic and car dealership are often not in the same category.You need a site plan and constructions plans from an architect first.Then you can get bids.You'll need more than just plumbing, electricity stubbed out, if you will run any outlets.

We also have a prior relationship with the architect and like the design.