I understand having to check the zoning laws and getting a permit - I'm curious as to any pitfalls that you've run into while doing this.

My understanding is that the Raleigh Zoning Board of Adjustment ("ZBA") is currently overwhelmed with a bunch of issues including extensive permit backlog, rules interpretation issues, and an internal system overhaul.

The permit process, timeliness, inspectors attitudes, cooperation?

Often times a day care will require a special use permit as well as other city and state approvals for the building to be used a a day care. 

I did however use it for my past two projects and even used it for submission to the building department for permit with no issues.

We really made this one look extremely attractive and even fixed up an un-permitted unit in the back, added new HVAC, reinforced foundation, added a new roof, windows & more What was the outcome?

Do I need a broker's license, do I need a permit?

In terms of the construction cost, the 33k should cover all of it including architect and permitting fees.  

A draftsman or designer is not permitted by law to perform these services.Feel free to reach out if you would like to discuss your project in more detail.Best Regards,Alex Furini, RA

I think that could potentially be a great return on investment if you can get it permitted as an ADU or however they would classify it.