My son isn't an architect, he designs the building, does all the site layout, etc., then we take it to an architect to look over and make any tweaks if necessary for permits, and a structural engineer does his stuff, saves alot of money that way, and best part is allows changes to be made immediately saving time.

Here is the problem...There are few properties with .7 x ARV less repairs less wholesalers fee.If you were a transaction engineer, the property was in a good location, good layout, good school district, consider a JV with the seller1.

He was planning on flipping it, but he decided to rent it out instead, given the layout would work for two separate tenants.  

Whether it’s cramming too many rooms into a small space or using walls so much that the house has a closed-in and claustrophobic feel, layout can sometimes make a huge mental difference in the perception of a house.

I'd be cautious buying sight unseen until you see the area, the layout, the "hills," and curvy roads.

I am looking for a recommendation for a general contractor with space design/layout skills in the St Petersburg area.

The land trust and the LLC are the owner of the asset/real estate, so even in the scenario that potential litigants guess, they would guess wrong.When people are on the fence I often recommend just meeting with an attorney who can lay out your current exposure and give you a realistic idea of legal action against you and the consequences, then you can choose for yourself what you are comfortable with.

It'll lay out the lay of the land for you here.

When looking at the layout of the neighboring homes I see that the land I'm getting with this house actually could be split into two lots.

Including a diagram of apt layout helps sometimes.