@Laura Thorne  When I was in school, my professor ,who was a practicing architect told me" if a client isn't willing to talk about budget up front, you should end the conversation shortly thereafter."

The AIA (American Institute of Architects) has lots of good examples of contracts.

I'm a licensed architect both in MD and DC with 15 years of commercial experience.

I have an architect drafting floor plans.  

It’s been great.There’s resources but it’s specific to us architects being a developer.

The flip will take 10-12 months according to my architect/contractor.My question is what kind of loan would work good for my situation to cover the other half of the flip cost?  

I am 24, fresh out of college, working as an architect with a pretty solid income, so I am comfortable taking a little risk.

@Brad ArmelYou need to have a gc or an architect walk thru the place with you to help define what really needs to be done. 

Also is it worth hiring an architect for this work if I have a contractor that will be taking on all the details? 

Thanks for sharing.Assuming you hire licensed architects and general contractors to build the homes, and hire licensed realtors to sell the homes, do you need any sort of license or other credentials for yourself in order to do the development business?