@Jake Beatty how did you arrive at your soft costs.

Your soft costs are too low.

I lost a company ('soft landing' shutdown, not a BK) out of that mess, as did a bunch of people I knew.

I think the biggest mistake that many inexperienced investors are going to make is waiting too long to capitalize on any softness in the market.

It probably isn't as bad as the media makes it out to be but it also isn't something to just brush under the rug with statistics.   

Here is a discussion of what a seller can do to help a buyer buy:What Sellers Can DoWhen real estate is soft, the buyer typically has the upper hand. 

My goal is to create a great home experience for the renter, but doesn’t cause me an arm an leg in material cost ( as most of us probably want).So far flooring will be vinyl.Kitchen countertops will be granite .Soft close cabinetry in kitchen.Any suggestions will low coating materials for the bathroom , appliances ( kitchen) and bedroom which will give great value but will be relatively cheap for me as an investor when purchasing?

I've watched a few YouTube videos to brush up on my skills...maybe my post-license class will help with these concerns but I'd figured I'd start here first.

"The housing market" is too broad a brush to paint with. 

I'm not super good at math, so what area in math should I be teaching my self to make math easier in real estate ?