A 2,000 square foot house goes for around $305,372 on average.http://www.homeadvisor.com/cost/architects-and-engineers/build-a-house/

Here's a rough estimate:Survey, architect fees, permits are fixed

You front the money to the architect and engineering reports etc.

There is minimal overlap between developers, contractors, architects/engineers. 

Most people go with a 200Amp panel even though their load may be less.As a professional Architect, I can tell you, this is one place you want both a license and a permit; but get at least 3 bids.

My husband is an architect/project manager and while construction is something very familiar with him, at this point with our busy jobs and small kids, we don't have the time to flip a property so looking for turnkey/ light cosmetic rehab.

@Jay HinrichsWhy not; we definitely should discussI think Los angeles is the worst place to do new developments in the country;All the architects i have been working with have confirmed that the city is the most restrictive in the country and that the LA bureaucracy is the worst.After i exit the last 3 deals i have ongoing now, i'll be done with LA; the waste of money and time dealing with the city and its multiple agencies doesn't make any sense and has been hindering my returns for years.The market there does not make sense anymore anyway; construction prices are through the roof, and the re prices have reached unsustainable levels;I see stucco shacks selling for 500-600k right in south central, in the total ghetto.

Are you not using an architect?

as an architect I design large independent living and assisted living homes with 100 - 200 beds.

What you want to do is pay an architect, and probably a very experienced real estate broker, for a "feasibility study" to determine the highest and best use.