Turnkey providers often exclude a lot of the "soft costs" that always come with owning rental property.I work with a company and all we do are BRRRR type deals in Detroit for cash investors.

Several of which require no appraisal, you can apply and get an instant offer after a soft credit check.

It should apply, as a veteran myself, I have a soft spot for other vets using their VA loan to get started in real estate (it is how I got started, and it is easily the greatest loan product available). 

All the soft costs plus impact taxes. 

However, since new job numbers are back up (albeit not as high as they were earlier in the year), this points more towards a soft landing than recession. 

Regarding the First floor leak, the ceiling isn't soft or saturated - just discolored.

PNW is 90% soft wood..

This is something we had to do in order to comply with the soft story earthquake retrofit work that required the displacement of a renter to make structural improvements.Regarding @Amit M. comment. 

Significantly negative soft cash flow.

Are you factoring in soft expenses such as vacancy and cap ex which do not happen on a consistent basis but for which you may be budgeting.