If you are risk adverse real estate, (especially out of state) is not for you.As for the specific markets you mentioned I know Cleveland. 

I think we would all need to get more specific before answering any tactical questions, but congrats on getting started and hope all works out for you! 

This is fairly simple for a local architect to look up the specifics within the zoning resolution.

What specifically do you need?

I usually end up just saying I do taxes otherwise they just get really confused and keep asking tax questions anyways.This response certainly helps and I will see if I can find a real estate specific tax professional.

However it seems that some states are very strict about people who assign contracts and often come after them for practicing without a license(Ohio specifically).

Generally proof of funds and ideally a letter of intent to lend to you, in most cases the seller would see it as a cash offer unless the lender has to approve the specific property you are offering on.

I have done a little research on companies that integrate with QB and can track project costs specifically.

Ellie - obtain the funds needed to acquire the property  from friend / relative ...pay seller the  cash ...have a private note set up between yourself and donor)   with specific  terms  for repayment ...make sure the  rate  agreed to is  a realistic  market type rate ) and also make sure that a formal lien is  filed for the loan  and also make sure you formally go into the title  .........I would suggest making a separate agreement / arrangement for the  funds  you are  borrowing for the  construction ...... 

I am looking at building ADU's in a specific Denver neighborhood.