For a 4-plex, if you keep it simple, are usually take 2-3 months to draw plans.

The numbers have to shake out just right, but we used this strategy on a duplex last year and were able to get a high enough ARV that we didn't need to bring any cash to close and we had about $90K to draw on to get the renovations done. 

This new property just seems to draw folks, who all have plans for my new rental, or reasons why I’m going to be broke.

What draws you to Europe in general for this?

> Need to get 3 contractors to bid on the project (however without Plans that may be tough)FWIW You can get financing and/or bids with architectural drawings. 

Even if you don’t draw from it for a few years, if and when the next fire sale happens in real estate you’ll be ready to snatch them up.

A lot of good investors have their "go to" list of workers and have learned what they do and don't do, and what it costs, even before you call them.Now, on bigger projects, like remodeling, I could argue to have a very specific scope of work, even down to the skew numbers and detailed drawings.

Architects- Same as above- Network with architects who do more than the layouts and drawings.

Our terms are similar with the 10 year draw and 20 yr payback.

As well as do I need a sketch or a draw of the construction?