I did not see architect design, permit cost.

The GC is starting on the home next week and should have it rent ready in June depending on permitting time frames and no unforeseen circumstances... ( I always plan for the worst case scenario so I believe we will hit the goal time line.)

So I’m doing my 1st flip and I’ve been getting a mixed response on wether or not pulling permits is a good idea.

I get permits fast and have nice designs. 

The reason why rent is so high in DC, San Fransisco, NYC, Seattle is partly due to rent control, zoning restrictions, limited building permits as well as NIMBYISM.

I put the land under contract contingent on all approvals and permits.

I've found a property close to my old job that I'm going to return to, saving me a 30 minute commute time. also because I previously quit my job that I'm returning to, I have a nice savings that I withdrew from my retirement (7k).It's a 7 bedroom, 2.5 bath, with additional separated 3 bed, 1 bath aparment behind, all sitting on 12k lot with 3500sq ft living space between them. as far as I know it's been built in 1950, but I'm unclear right now what has been updated and permitted correctly.

I will need a permit for about half of the work being done on this house. 

Would probably need a permit with your county and have it inspected.

How much is it going to cost to re-tenant (property improvements, holding costs, taxes, potential rent concessions, TI allowances, permit fees, architect/engineering, etc.)?