As an aside, the soffits are now vented and soft-story ordinances in the area are for 5+ units.

I hear the condo market is soft right now, so it's a great time for you to kick things off!

Missing some soft costs.

The first leak when water was turned off I purchased her some drinking water and gallons so they could flush toilets, brush teeth.   

Missing several soft costs.

You get used to getting the brush-off from bank people.

To determine if it's worth doing a 4-Plex in addition to the cost you listed, I would recommend looking at; is the lot already graded, and ready for construction, are sewer, water, and gas already at the lot for connection, what type of rents are on your proforma, the biggest one many people forget about are the developer fees charged by the municipality to allow you to build the project, etc.There are a few soft cost items that will be a part of the project that do not get lower just because you're doing a smaller project.

Right after the seller withdrew, I asked my agent to send over a soft offer at 25% below list.

I don’t have a way of getting a soft proof of funds and I really don’t feel like paying for earnest deposit.

If you have been wholesaling for a while you may want to talk to a hard money or private money lender.It can be a pain acquiring a hard proof of funds i.e Bank statement, HELOC etc.However, what you will receive from a HML or PML is a soft proof of funds i.e a letter stating they will be financing your deal, even so the letter usually holds some kind of caveat/contingency.