You also have a captive and infinite tenant pool with the students but there are city zoning ordinances that prohibit student occupancy in certain areas (This is designed to keep the frat-house away from grandma and grandpa Jones) it complicates things.

Two weeks after graduating I was in escrow on a 5,000 sf. piece of dirt a block from the beach where I designed and built three prefabricated homes.

Let me know if you need any help going forward, I have design and drafting contacts that have been doing ADUs for the last couple of years, they do the plans and get the permits approved through the city.

The tax law was specifically designed to prevent this.

Almost every office has what I would call a shallow "closet" with bi-fold doors that looks like it was designed to allow the storage of files. 

These are not necessarily designed to work with investment properties. 

Once you’ve done that, if you’re not okay with your results, implement slight changes in the design I.E changing the colors or the font and see if the traffic increases or decreases.

Schnabel Engineering is good for geotech/foundation design. 

First thing out of the gate is a geo tech report.. give that to a civil then they design structure then give to architect to design the home.. who knows how much it could cost.. even on flat ground ..

LOLHappy designing!