With all due respect to the development big firms out there, my project is very small and I believe I'd be best served by a small firm or even one-man shop, and frankly a bigger firm will likely not have time for a small deal.I simply need a low-cost conceptual plan that I can use for marketing to builders.

I thought that because since i am basically a "tenant" and not the owner I would not be able to bring in my own tenants.  

Garrett I basically do what you are saying.

Hopefully after I've assigned a contract I'll have built enough of a relationship with the buyer that maybe they'll let me watch or observe what and how they do with the house after they buy it from me, maybe even act as a semi - quasi project manager so I could learn some skills to apply toward my own investing.

Delegation is  key to effective management of large projects.

the numbers are as follows:purchase price: $ 25,000rehab costs:      $   5000closing costs     $   3000ARV                   $ 60,000 ( professional appraisal)projected profit              $32,000I have purchased several houses in this city and currently own 2 right in this neighborhood, in fact, one right on this same street. the code enforcement officer in this city and i are literally on a first name basis and he has never, ever set foot inside any of my rehab projects because, in his words, " i trust your work". i feel greatly confident in my knowledge of this neighborhood and its ability to sell quickly. 

Commercial real estate investing is largely a matter of analysis regarding financial data, conservative projections based on that data, and market/feasibility.  

If you are or become an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

Is anyone familiar with Cypress park and the areas surrounding the restoration of the LA River project?  

I've been a Project Manager in the Oil and Gas market for over a decade.