There are so many required disclosures and agency issues involved where an agent can stumble into trouble dealing with both sides of the transaction that many listing agents simply don't want to deal with an unrepresented buyer, or their brokerages require they designated separate agents to avoid agency issues. 

I designed it myself because their templates are pretty meh, so that helped.

Banks usually do not care about the deal and they concentrate mainly on you.  

They do seem to range from being similar to mobile homes on one end of the spectrum, to very well designed architecture on the higher end.   

As a passionate investor -- I often forget to be a husband and a father to my newborn (7 month old)My Wife and I's anniversary is tomorrow (Aug 11) :  What is something meaningful/special to do for my wife and son for the father that often concentrates too much on real estate ?

What I love the most is designing things though.

It is definitely not designed with the intent of estimating repair costs as an REI.  

There is a concrete product out there that is specifically designed for second story balconies/walk ways. 

One should invest and concentrate their resources in an area that they are most knowledgeable in whether it be your own business, stocks, or real estate.

You should be able to find someone that has a full service remodeling company that can handle the design and construction.