It looks like you are forgetting the soft costs in the equation.

When applying for loan for new construction, I have to provide a take off (estimate), with soft cost and hard cost, with a set of plans.

Buy on contract, use hard or soft money, just dont use your own.

If you have an ADU on your property, it's super easy to find out approximately how much you can take out through just a few clicks with only a soft credit pull...A side note: the founder of Figure.com Mike Cagney also founded Sofi and they got pretty some impressive investors.

We know the risk associated with not being able to physically see the property and the work being done - so our proprietary soft-ware allows you to remotely manage your project from anywhere in the world with real-time updates and direct communication to your project's team.Regardless of your market, starting with a realtor in the investment industry will boost your chances of being connected to the right people to start making things happen.

They will walk all over you if you give an inch and appear to be soft.

Also search on Soft money, or Non-agency.Lima One,  Prime Bridge,  Finance America (try here first).   

36-Units at $119/sf plus soft costs...what is your end goal to sell it for, for this to make sense to proceed?

Soft and easy washing.

We've heard complaints about both rooms with the mattress is too hard and the mattress is too soft.