Should I sit with an architect to start the design process then find tenants? 

@Fernando Ramirez you need to ask the city what is required for all approvals and time frame, if you have to install curb, gutter, sidewalks, street signs, street lighting, any specific street design requirements, DOT requirements or permits, DWQ requirements or permits, permit fees, proffers, water/sewer tap fees and process, bonding requirements, inspections and CO process.

Last I checked heat pumps are not designed for really cold temperatures.

There are weekly and daily pages that feature multiple sections that are specifically designed with goal-tracking in mind!

This was all by design so you would focus on the $99 and not the month of vacancy or the 2nd month the vacancy-fill fee costed ya. 

Each type of asset has different requirements especially commercial vs residential but overall the process looks like this for commercial or multi family:Check with the city or county to determine what is required for all approvals including site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.Check to see if you have to install any manholes,fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check DOT requirements for access, stop lights and permits, traffic studiesDWQ requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.Residential is much easier but similar considerations.

However, as you pointed out, the toothbrush, regardless of its design has to work - the investment, regardless of the cap rate or what-have-you... has to make money.All I am trying to say is that a lot of investors are complaining about these big money being "stupid" and driving prices up for them so they can't buy a good deal.

I used to use Venmo but it is not designed for rental payment since it has transaction limits and it was hard to track all the rental payment through Venmo.

Those loan programs are designed to help homebuyers get into properties.

You should absolutely godon't wait to learn before you go to a place that's designed to teach.