Starting off we have investors who will be LP's at 100% with sweat equity for us at anywhere from 5-10% as well as development fees incorporated to soft costs for any new construction.

I’m with ya - I definitely have a soft spot for dogs just like so many others.

I’ve bought those towels before - they’re nice!

Go to the property mid day (when the sun is at its apex) to get as much indirect soft light as possible avoiding shadows and harsh lightTurn on all lights (including stove top and closet lights) and open up all blinds/window treatments (replace burnt out bulbs, if necessary)Close the toilet lids and open up the shower doors/curtain to show the shower devicesCoil up any cablings (television, internet, phone, etc.) into a neat compact circleOpen up all the doors to show the inside of nooks and crannies and share the size of the closetsInvest in a gimble so you eliminate the rocky video.

That way you have plenty of cash for any softness in your market, and also capital to pounce on any opportunities that may come up.

, FAR (floor area ratio which is the max SF for the lot), lot occupancy (how much area can the building take up on the lot), green area ratio or pervious surfaces (a lot of places now require soft scale or where water can collect and not drain to the storm drain), parking requirement per unit (can the parking be offset if near public transportation), affordable housing, any view corridors to preserve, is it a historical neighborhood, minimum size per unit, and any public enhancements required?

@Chait Borade How did you determine your soft costs.

@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.