Hello all,i'm looking for an architect for a 2 homes project in the Malibu area.The plan is to build 2 nice different modern homes on 2 lots side by side.I know architect fees range in the 10% area, however, given the high budget of such project, around 1.5 millions, i was wondering what is the fair rate and if the fee should include consultants and engineering costs.Any input would be appreciatedBest

This would be a totally different case if it's a modern house.

I bought the home with the upstairs tenant who is a phenomenal older lady who never missed a payment and I actually upped her rent to come close to the areas average.

 - Knob and tube wiring, screw-in fuses, low amperage feed to building - The historical designation prohibits freedom to renovate with modern materials - unlined chimneys - egress does not meet modern code (e.g. window opening size, 2nd egress from bedrooms) - cast iron internal waste or water feed lines - outlets are out of code (GFI for washers, over counters, in washrooms) - hardwired, interconnected fire alarms may now be required - old underground utilities or oil tanks that are not known - dry rot in floors from old water leaks - trees have deep roots that entangle waste lines - nothing, absolutely nothing, is plumb anymore. 

When we demo'ed the basement we found that there was essentially no foundation and the best option would be to demo the house and build a new, modern and larger SFR/ADU.We decided to proceed with the DADU constrution which when sold would pay off the loan. 

Gym/personal training.You have intrigued me.What is your vision for this gym--because I think that could possibly matter in location.Big gym, small gym, boutique gym, ladies only gym, strongman gym, powerlifter gym, Starting Strength gym, sports assist gym (???)

The 80s are pretty close to modern wiring.

Choose a market that has good population, job growth and a modern/diverse economy.

If none of the above works and it's definitely a house I want to go after, I try to find the person on facebook- easy if it's a lady and you know both married and maiden names.

If you're doing a long term buy and hold, I strongly recommend sticking to markets that not only cash flow well but also have good economic and demographic trends such as population growth, job growth and modern/diverse economies.