I still think someone can play the low end in this city, unless the rental market is soft.   

Typically, property value add of site control comes AFTER the site is fully entitled for the new development and someone has to funds soft costs--preliminary design architecture fees, design fees, legal fees, potential contractor consultation (to get #s). 

'soft pulls' which don't actually ding you are OK.Keep your utilization low.

I see lots and lots of self managers be soft and waive it and then it becomes a habit on both tenant and landlord side.   

We did buy dishes and towels ($500), but rented most everything else.

I'd says things like; "You are fixated on square footage determining if a house is comparable but you are comparing single story houses to my two story and single stories cost more to build and typically sell for more than two stories of equal square footage" and would get told "if you don't like it go to the review board".What's the bet that next year when we try to use comps from early 2019 when the market has been soft they won't accept them if the market has gotten stronger towards year end.

To all you land developers out there, are you able to finance soft costs (civil engineering and architecture)? 

These should be people you actually know, and not an email list you bought somewhere.Approaching investors for soft commitments before you have something for them to invest in is the best way to prepare for when you do have something for them to invest in.

Wholesaling teaches you to find off market dealsit teaches you how to do a solid ARVIt teaches you how to build a cost of repairs.It teaches you how to deal with sellers and to negotiate.It teaches you about contracts, dealing with flippers and dealing with sellers.Wholesaling is a MUST first step to ... well any niche in REI.So what ever your reason.. should not be seen as an excuse or to be ashamed of.

Best used only as a soft indicator.