We opened that side in late December with a soft opening with family and friends to get feedback on what needed to be changed, added or got rid of.

Older brick or soft.

I did two things:  1) I stayed there myself for a week to see what I needed and then went out and got it. 2) I had two friends stay there as a soft opening and took their feedback at the end of the stay and went out and got what they suggested since they travel alot and are in STR's about 70% of the time. 

Let the listing agent counter and reject, it's not your job to be soft on the approach 

She is one of the super sweet, soft-voice, always on your side (but will slice you if it gets her a better commission) realtors.

Another thing that you should look out for in the terms is the soft and hard locks on income.

Housing market is soft, look for motivated sellers...

Would you have paid 75,000.00 in interest and other soft costs even if you had just used 10 -12% money with no up front origination fees? 

I feel soft "warnings" do not mean much with this tenant. 

Looks like build-out costs are at an all time high (in the Bay Area) so we're looking at about $275 to $300 sq ft for total build out costs / soft costs, which makes this a project we won't be pursuing.