A 500 square foot ground up casita would thus cost around $100k (possibly not even including engineering, design, permits, etc.)

I'm getting tired of paying a drafter 125/hr, to create my design.

You're not looking for a designer, but someone that understands and researches the municipal code.

My wife is a home and bedding designer by day, and a photographer on the weekends. 

It's just not done in the design world.

Lets see seasoned investors you take on this.I'm helping a friend with a house hack in New Jersey, in my many years of design and construction never had a half *** as the GC doing this job; completely mediocre expensive and awful to work with.we still have the outdoor to do that came with a different permit.The GC, keeps telling he will charge for what he does, but I know he is waiting to do the outdoor because is a big number, and the last thing in this remodel.I could do it for half the cost, and double the quality.My questions are; does the person certifying the job for the bank care if the GC in the papers was the one doing the job?

Well for our product here in Oregon.. for the finish's we use one vendor for all flooring and hard surfaces and work with their designer on 3 color boards.. so buyer usually picks one. 

He has an extensive background in machining/heavy equipment operating/handyman/and now electrical work, and I love design (I studied Research Psychology and Fine Art for my BA).

I'm looking for something that is designed specifically for commercial property and that can calculate returns for multiple investors.I'm looking at an investment that includes a restaurant (the space and the business), a retail store, and a large 3bed/2bath apartment with excellent rental history.I have 20% to invest and will be looking for other investors to pony up 80%.

The home has since been used as a rental - I was wondering if the 2/5 year rule would still apply in this case and if so how do you designate it as such on the forms to file the capital gains exemption?