Increasing the vacancy reserve I designate to the property when I analyze it?

@Jay Hinrichs Yes it is designed to prevent conversions but they out an end to rent increases.

Both of those are possible with the right people and a basic design.

The office was completed to our design specifications and has met our 10 year expansion plan and slightly exceeded our financial objectives when it was recently sold.

Obviously, you’ll have to have an architect, cicvil engineer for the design and plans creation before you can get construction bids.  

Is there a good tool to use to design the layouts and present what you want to the contractor?

My Dad has a place for the winter they have a pool indoors and one out doors, a community center, with a banquet hall, tennis, basketball and those are not all the amenities and they pay less than what you are saying the cost is now.Just food for thought.Good Luck

Who build it @David Herrera - let me know if you need designer next one

@Mason Clinger  I'm not sure about your market, but here in Phoenix Arizona, I see a pretty balanced market.It isn't a sellers or buyers' market and that homes are pretty much selling for what they're worth.A lot of sellers are just now reaching a point where they actually have equity again after losing so much of it during the 2008 crash, so many have only a small amount of equity.But it's a good time to sell, especially if you force the equity by doing high-design remodels!

Best decision I made in college because I enjoyed b school much more than designing computer chips.Hot tip: You want to go meet the kids leading clubs (Finance club, Computer programming club, etc) in these different majors BEFORE committing, and see which group you belong to.