Do the harder stuff and lay out a project for the customer with regards to how the milestones will go, where the QC checks will be, and when payments will be issued, based on project costs (materials, and labor).

Knowing I have to put forth some leg work will help me lay out a game plan and get going.

Would your Brothers be able to come up with a better layout for the kitchen?

My PITI 30 year mortgage is about $400/mo. less than what it'd rent for today as a 3/2, and about $800 more than what it'd rent for as a 1/1 and 2/1 as separate units which is do-able with its layout.

It sounds like non-intuitively, you are better off continuing to rent and using your funds in friendlier markets.

I just recently thought of this since literally in my neighborhood my exact home floor plan and layout just sold over 279,000 and another comparable sold 270,000. 

There has to be more to it than that.I apologize for the total newbie question; I have no intuition when it comes to this kind of thing.Also, if anyone in the Grand Rapids, MI area has any recommendations for an architect or a GC, I’d really appreciate it.

I hadn't planned on this being my forever home, but I'm actually coming to love the layout more and more as I live here - it's just so versatile.

Just want to see if the basic layout of what I want to do seems viable.

I am a flip and BRRRR strategy investor and I’ve messed around with design layout apps as well as some rehab cost estimators.