The higher end flip market is soft and new first time home buyers are all maxing out on there pre-approvals.  

When I could buy them for 80 cents a pop, N95 disposable respirators were a great convenience choice for me.Since Zinsser shellac has a VOC rating of anywhere from 630-720 g/L, yeah, I always wear organic vapor cartridges when I brush or spray it.

Let me know if I am missing anything.Purchase cost of an old house on a 7,000 sq ft lot        - $ 1,800,000Architect Fees                                                            - $     30,000Other Soft Fees (like Permits)                                     - $     45,000Construction (3,000 Sq Ft)                                           - $   700,000Finance Costs(Borrowing around $1.4 m for 2 years      - $   110,000as primary residence mortgage)Selling Costs (5% of $3.3 mil)                                       - $   165,000------------------------------------------------------------------------------------Total Costs                                                                 - $ 2,850,000Selling Price                                                               - $ 3,300,000Profit                                                                         - $    450,000Are these realistic?

Let me know if I am missing anything.Purchase cost of an old house on a 7,000 sq ft lot - $ 1,800,000Architect Fees - $ 30,000Other Soft Fees (like Permits) - $ 45,000Construction (3,000 Sq Ft) - $ 700,000Finance Costs(Borrowing around $1.4 m for 2 years - $ 110,000as primary residence mortgage)Selling Costs (5% of $3.3 mil) - $ 165,000------------------------------------------------------------------------------------Total Costs - $ 2,850,000Selling Price - $ 3,300,000Profit - $ 450,000Are these realistic?

It is ALWAYS better to leave it out the soft cost items so the "owner supply the material for finishes".

@Darshil Parikh Like @Jaron Walling said this won't cash flow. if this is a buy and hold you have to take the soft cost in account.

Paint the cabinets, inexpensive granite or quartz countertop, tile backsplash (if the budget works), matching handles and light fixtures (I like brushed nickel). 

My oldest is a new one. 1989We had a brush fire on Clabo Mtn a few months ago now and that was so so scary.

This could lead to longer time on market and softness in home prices in the upper price segments.

not so now.lets prey for a soft landing in all this.