One of the project neighbors slowed the project by 6 months by appealing the staff decision through design review, planning and zoning and city council.

Following this, I consider it another pro of our situation that I have the ability to do significant property renovations myself, and between my wife and I, we make a pretty good design team.

Better materials such as stronger  lumber were used when the earlier vintage properties were built and many  contained design characteristics such as stone or brick work and intricate millwork that are too costly to replicate today meaning many buildings are significantly below todays replacement cost. 

For design, it really depends on your preference? 

Ironically, platforms designed for real estate (Zillow, Apartments.com, Rentler, etc.) produce very few tenants for me, compared to FB Marketplace (and I also find a lot of their functionality to be user un-friendly, from the landlord side). ...you'd think that platforms custom-made for real estate would make the process a snap for landlords, but it takes me a lot longer to post and manage rental listings on Zillow or Rentler than it did on Craigslist.

What you want to steer clear of is the design firms types that will tell you that not only will it be expensive but take a ton of time.

He received quotes to remove the texture ceiling, paint the interior, purchase and install new kitchen cabinets and counters (including completing the design), picked out 2 floorings to get quotes which will be provided this week, and determined furnace is beyond saving (I will likely get HVAC quote for him).  

The 1031 exchange is designed to give you a loophole: You are not considered to be selling and buying, you are simply trading your property for a different one or ones.

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

., how much design work does the civil engineer need to do.