I am currently analyzing an off market deal in a small college town, that is currently operating as college housing with a "rent by the room" style. 

In 2017, he pulled the permit with drawings,, but didnt finish the permit process due to an illness, and unfortunately passed away before the permit was cleared; consequently the permit expired..

If not, then it’s nice to have money and use it when the time permits.

What is the timeline/cost of everything from surveying/planning/permits/hearings etc.?

He lied about a permit approval and once I called the county, they have the permit but he is not going to pick up them.

Then, work backwards (reverse engineer) from those numbers establishing specific financial prerequisites for each step to get to your financial goals, much like in college with your degree being your goal, and the classes you must take, in specific order, the prerequisite steps in order of appearance. 

You could buy near a college area and rent to student groups.

The property is zoned appropriately to allow this (allows SFH, 2/3/4/10/50/100 unit complexes, co-ops, literally everything) and would require only a site plan change application (to change from current county duplex/triplex status to fourplex status) and normal renovation building permits.

Redesigned layouts, interior design of selections and colors, construction of building and amenities and sitework, permitting and engineering oversight.

Generally the use section will identify that a daycare up to 6 children is an allowable use in the zone, or an allowable use with a 'Conditional Use Permit'.