My architect is great with technical code and dimensions, but lacks the vision.Since I’m paying premium fees, I expected more proactive design work.Is this typical for investor-focused architects, or should I switch?

It’s a low-pressure way to get your feet wet, skip an assignment fee, and really learn what makes a property a good flip.

Their fees are pretty low compared to some and they have answered every question I have had the last 10 years since I started mine.  

Lenders move faster when the exit is obvious and supported by comps, not projections.Clean structureStraightforward ownership, clean title, no exotic entities, and a basic capital stack.

They also take the payments from the tenants, then take their fee out of that and then pass the remainder on to the owner.

Providing complete and accurate information upfront also makes a big difference.Big mistakes to avoid are blasting every deal to every investor and overpricing your assignment fee on your first few deals.

Fees, fees, and more fees.

It is near to downtown though where lot of jobs there.HOA fee high around 300$.I am planning to use PM but can PM manage area with crime score of 1 out of 10.

We charge a trip fee. 

I'm okay with penalties, fees, risk, and interest where they apply (that's my call) but I'm not okay with illegal strategies where you "won't get caught".