@Nicolas BeaujeanI'm an architect licensed in RI, MA, NY & DC with a ton of experience in rentals and working with developers.

I didn't add architect and probably missed some other stuff as well.   

Also, the architect made a gorgeous modern home but there were so many clear span areas stacked on top of each other the whole thing was built out of steel which made construction costs $100k higher right out of the gate.

He suggests that I hire an architect to bring the bathroom up to code.

I am an architect by profession and my husband is similar to you - has his contractor's license but worked mainly on fix and flips and remodels.  

Account Closed it's very exciting for me to see an architect become a developer because that is the dream I too am aspiring towards.

As an Architect we always see the transformation of old properties but don't get to see the investors perspective.

Looking at demo, permits, architect drawings, upgrade the electric panel, framework, roof, windows, extend the chimney (needs to be a certain number of feet above the roof-line), electric, heating (and maybe cooling), plumbing, flooring and walls, doors and trim, bathroom tile, fixtures, paint... 

& our Commercial Architect as they could render the property non-complaint & shut us down.

I am told by the planning department that I can build up to triplexs however I beleive that they would be open to rezoning in this area.I have talked with an architect, someone at the school, and several other people locally but I'd like to get some more info.