@Sharon Breeding if you have an architect, they can reference you.

Heck you are an architect teacher.

The IRS doesn't have any set qualifications or licenses required to do cost seg, but they assume cost seg is only done by individuals with knowledge of construction, construction techniques, design, estimation procedures and the tax code i.e. construction engineers or architects trained in cost seg.

You also need to look into the local cost of professionals - architect/designer, engineer if you intend to engage in larger projects. 

I have a lot of architect friends that develop their own building starting with these loan programs. 

Hunter, Yes this can be done, any attorney that deals with construction law would be able to write up a contract specifically to your needs and the area you are doing the work in. that said, some contractors may not want to sign it, especially if it is one sided and towards your favor. most Architects will have a standard contract that can be used as well. your best bet is to have a well planned SOW that is agreed and signed by both parties, this spells out exactly what that person is responsible for doing.

Because I'm an architect, I'm interesting in either 1) fixing up a place to rent/later del, or to 2) just buy and rent.

A good architect will help, to get the maximum out of the lot within your budget and the zoning requirements.  

I talked to my architect who's really on top of new Toronto developments.

You need to figure out what you'd build, whether the town will allow it, if you'll need to change the zoning, how much it will cost, what kind of financing you can get, timeline, how much it will cost you based on the financing and the timeline, a good architect, a good engineer, what it will be worth when it's done, what your plans are for when it's complete etc.