When I asked this was the response, "Soft cost expensive for architect, appraiser and environmental etc." and if I'm not comfortable with lending the money then I can opt for his first offer which was $500 for his consulting services.

Depending on how you finance, maybe better to pay soft costs such as value engineering, architect and surveyor yourself even if you have equity and even if the lender will finance the soft costs.

Until recently we've used chief architect.

Soft cost like architect, permits etc I would maybe budget another $20/sf.I would start w/ the architects, talk to three or more, get an idea on the soft costs, and ask them for referrals for developers or construction companies.

I also prefer dealing with architects, contractors (unlike most RE investors), as opposed to real estate agents, lenders, wholesalers, etc. 

I hope to expand on this as a back-up to my main career as an architect. 

Hey @Chantal Manning - I'm also an aspiring architect and investor, welcome to the forums and best of luck! 

If you decide to go ahead, my newbie advice is to go with an architect/team (surveyor, civil, structural, Title24 etc) very experienced with Oakland City requirements.... could literally make years of difference to permitting process.

Architect 3.

., or again partner with an architect.?