Let someone else hire designer, architect, contractors and achieve for value add. 

Go find an open lot in the primo areas of Houston and you'll see it's anchored with an architect to build it. 

Permits, architect, maintenance, etc. 5% premium (let's say your current rent is $2,000 + 5%, an extra $100 per month to cover a $10,000 investment.

Maybe talk to an architect if you don't already have one or have plans made up for the property.

But using conservative leasing averages from the surrounding area, after the space is built and leased we would have 13,000 sq/ft for lease  (again, conservative based on architect design) and avg NOI $234K - $286K.  

I'm a licensed architect working for a mid-size firm, now looking to get involved myself in real estate.

Hi all,1) I'm searching for Houston residential architects for a remodel and possible new construction.  

Next, once you get the OK from zoning, you will need to hire an architect.

Including architect drawings, permits and expediter.DemolitionNew electrical service and wiring throughoutNew plumbing throughoutNew central air systems in each unit.New hardwood floorsNew windows and doorsNew roofNew kitchen and bathFix outside elevations New fences and landscapingNew 2 car garage

If you're interested in a 3D program that doesn't have as much of a learning curve as Revit, I'd recommend giving Chief Architect a try.