None of us have the money and we would need to take out a new mortgage to get my mother into a smaller home.There is lots of code issues with the property (I’m an Architect).

I am a commercial architect by trade and I hope that my experience can be put to use in my investing venture.

You will need to hire an architect for drawings and plans and a local one will be familiar with the process and the zoning laws.

Parking is a big deal as well as new set back requirements etc. from there find a architect familiar with the area .

I used to frequent them back when I did "architect" everyday. 

Does anyone have any architects they would recommend in Philadelphia for new construction multi family projects?

An architect has suggested in the past that we could change the roof pitch to get the feel of another story.

My architect says I have the option of making the ADU two stories, and I'm weighing the pros and cons of doing a small, cheap conversion and a larger, more complex build out with potentially better long term returns.

Now that I've cleared up the violations, I'm wondering if I should cash in and pay off the renovation debt and buy another place.My architect is recommending me to convert it back to a single family home which will increase the property value significantly (due to comps... there are no rental comps in the area, just sfh comps). 

@Dave Nixon Interesting you picked up on this...small town churches are dropping like flies...I manage large capital improvement projects on institutions...just keep in mind that you'll be working with a lot of different entities, including an architect/designer, engineer, industrial compliance...likely other entities from the government and/or municipality...lots of moving parts.You should be aware of Asbestos abatement and concerns like underground storage tanks...which are very common in all these buildings you are referencing...design and abatement fees may run hundreds of thousands of dollars before the project even starts...Not saying you can't pull it off, just be aware...good luck!