Missing some soft costs.

Missing several soft costs.

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. 

In reality, selling the home, taking the equity and buying better investments might be the best route, but we have great tenants of about 6 years and I probably have too soft of a heart. 

Rotten means you would be able to push a screwdriver into the soft wood.

You have to deal with changing the bedsheets, towels and leave pooper paper and sundries in the bathroom.

I find most owners tend to be soft and let lease violation slide way to often - especially when they live on site and have to see the tenant's every day.