Don't know yet... we're still in design phase with the architect. 

Find a good architect.

A lot of what @Joel Owens said is very valuable, especially about the engineer and architect putting some preliminary plans together.

I suggest reaching out to some builders or architects knowledgable in the area.  

Hello there Josh-Not to rain on your parade but I think it would be beneficial to make an architect forum for all of us.

I start the process with architect back in dec 2021 and and 2 weeks ago I got the city approved plans.

Here are the numbers:Current rent (7700 sq ft) 21k/month, about to be raised to 28k month ($27/sq + NNN) in the ArboretumBuilding identified and trading paper, purchase price 2.5MM north of the DomainRenovation of my suite, new facade and possibly new windows in my suite: 500k (need to verify with architect/contractor) based on roughly $100/sqBuilding 50% occupied, only 1 with long term lease.  

This includes land, all utilities, permitting, bonds, architect, engineers, construction and such for a class A property. 

Said Oscar Wilde about American architects, "...bulk is their canon of beauty and size their standard of excellence...".  

The architect is called LOT-EK, give them a look.You'll probably need a really creative architect, I doubt you'll save money vs. traditional construction, but it could be a great marketing point.