I did a soft mailing with only about 25 letters to people who had filed within the last 3 months and I got five phone calls--all of whom were not close to being able to make a decision.

Matt,Does your $130/sf cost for new construction include soft costs (design, permit, ect)?

Fix soft spots in floors (3/4" osb)  Windows - caulk and plexie glass, Roof - rubber, if exterior is trashed new siding on ferring strips, and white paint interior, carpet (no pad just glue).Make sure 3 things work perfectly: electrical (may need to update), plumbing (pex lines with heat tape wrapped in pipe insulation, and furnace (don't slack on this).These tenants want to move and thins to work. 

Can the lender do a "soft foreclosure" where they foreclose after a DIL just to clear title but without impacting the borrower's record?

I am not sure what soft/hard money is--semi-soft?

Back east, we had quite soft water and I don't ever remember my dad dealing with the hot water heater in our house or any of his rentals.

I like using my local cabinet shop where i know the  owner he appreciates the business and we get great service since we buy 10 to 15 sets a year in the one market..I know in MS I see the guys here build the cabinets on site... even in higher end and use very cheap hardware.. we use soft pulls on upgraded hardware always...

Fortunately in CT these records are all free and scanned in as soft copies so life is easy.

lot 70k  vertical 190k  soft 20k  280 all in  350 sell price Net 70kIf we never got any of our cash back until the very end of the project this is a 82% apr on the original 500k invested. we borrow from bank at 6%.WE don't have accelerated lot pay downs ( Ie own last lots free and clear) so we will get lot equity prorate as we sell thereby increasing our yield substantially.

My husband being a nice person had a soft heart to thier reasons on why they couldnt pay rent that month, and let them slide.