That borrower submits a loan application and we review and underwrite the loan using our loan grading engine.

I don't think this is an example of american ingenuity as we did not "invent" tiny houses, although we will clam to have 50 years from now like the steam engine and light bulb.

Given the Charlotte zoning ordinance's complexity (one of the most difficult I've ever encountered), I would find a civil engineer or land use/zoning attorney who has firsthand experience working with planning dept staff.

I am a civil engineer in the Airforce but i have always been interested in realestate and I think it is time i started to make a transition to something I see as being a possible passion instead of a job.

In my estimate, I didn't add cost of engineer drawings for the floor plans, steps, etc but it wasn't near $180k.

I'm an engineer, but my husband and I have been investing in RE for years to provide cash flow so that I can quit working when we have kids. 

There should be a balance between "too open" and all offices where it is more difficult for folks to collaborate with one another.For me and the engineers I've managed, we'd probably all vote to have offices due to the nature of work, but I know there is a hybrid approach that would allow devs to get the uninterrupted thought-cycles they need to write code but still be able to pop their heads up for quick collaboration. 

That process alone was enough to right a small book - coordinating between geo-technicians, city and structural engineers, architects, arborist, land surveyors and finally my GC!

Does he have already approved plans or do you need to hire an architect/ engineer or both?

You can then engineer a plan for a pricepoint and perhaps terms that favors you, as buyer, in the eyes of both the seller and, hopefully the bench officer (judge).