& our Commercial Architect as they could render the property non-complaint & shut us down.

You can also read this series from Danny Cerezo about becoming a developer - he has some sample proformas (both for rent and for sale), which he explains in detail:https://medium.com/@csdesignLA/architect-as-develo...A proforma is a tool more useful for projecting overall project costs and project feasibility.

Should I get other GC opinion or get architects opinion?

Disclaimer: I am an architect, but I am not YOUR architect.

My first fix and flip so I learned a from scratch hard way but great learning experienceDealing with handymans, plumber, electrician, roofer, pulling permits, working with architect, inspections, lender , so every aspect of a total rehab Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I am told by the planning department that I can build up to triplexs however I beleive that they would be open to rezoning in this area.I have talked with an architect, someone at the school, and several other people locally but I'd like to get some more info.

A little bit of venting:Some pretext: Our office (I'm an architect) has been working on a 84 unit apartment complex in our city.

I could really use some recommendations for GC/construction partners and architects if anyone has good suggestions.  

Looking at demo, permits, architect drawings, upgrade the electric panel, framework, roof, windows, extend the chimney (needs to be a certain number of feet above the roof-line), electric, heating (and maybe cooling), plumbing, flooring and walls, doors and trim, bathroom tile, fixtures, paint... 

.- Trying small talks, if you use the french verb "trompe" which sounds very close to the last name of a very prominent public figure in the US, be aware that "trompe" in French means one of the following depending on the context: misleading, deceiving, cheating, making a mistake.  :-)