Maybe I have a soft spot for dogs but there are a lot of steps I'd try before demanding the dog's removal.

I need to know please It depends on how much room there is between the acquisition price, plus renovation cost, plus soft costs, and what you sell it for. 

Is anyone seeing any softness in SFH prices at the moment?

There is hard/soft money available with no guarantee but it's expensive.

Does your pro-forma include a development budget with all soft and hard costs included as well as an operating budget, equity cash-flows, sources and uses of funds, lease-up time table, sales proceeds analysis, etc.? 

Avoid the "soft" disciplines that have little market reward.My advice: stay away from credit cards. 

From my past experience, there weren't always the most friendliest, humble, soft-spoken of people at that one.

However, with all the news about islands sinking in the Chesapeake Bay, like Tangier and Smith, it may be a better solution to see if you can possibly do a cash-out refinance on the property to get the funds you need as sales market might be very soft unless you're outside the area that there's so much news about. 

So a lot of homes will have soft spots.

@Ryan Alexander a little low on soft costs, I use 8% vacancy, 5% repairs and 10% capex.