For a lot of people, this was a priceless event, as they really have a tough time with design. 

I like how the neighborhoods they design are oriented with homes facing each other.

Design/Engineering and build estimates are complete. 

Didnt realize that RS3 can be a 2 unit without having to rezone to RT4. does that mean any RS3 residential home can choose to deconvert a single fam to 2 units or it’s still required that a property is coded as the 2-11 multi unit designation id assume?

Also @James Carlson , do you know what designates 'primary residence' here in Denver/Aurora?

Let them know the electrical capacity of the building is not designed to support window AC units, since there is already central AC.

Even the areas previous designated as the "hood" are starting to get more and more gentrified and attracting hipsters with $$. 

I don't want the endless cycle of balloon mortgages that seem designed to benefit banks, not borrowers. 

Government generally likes new facilities rather than rehabbed single family dwellings, depends on the tenant concentration.

We all have different means and different ends, but I think that is ultimately the important question to ask and design and adapt your plan around answering in a sustainable manner over the long term.