Just the delay and soft casts with building seem a lot.

@Iva Kadagidze Think about also investing in your "soft" skills like communication and negotiation. 

Now onto the soft costs.

Now I understand everyone black or white does not have the same experiences, but I can tell you stories that have happen to me growing up that you may have only "heard" about, but almost all black men know all to well.

@Carl Suverkrop Only the Limited 203k is capped at $35k in rehab costs and because of the soft costs associated with it, contractor pricing needs to stop at $30k.

At some point folks throw in the towel and just cold SMS (yes has the DNC/pissing off folks potential) its all in how you word the SMS.You aren't trying to solicit donations to some fund, sell some gizmo you are trying to buy a house.  

Some stuff is so small it doesn't matter (paper towel holder breaks), but sometimes it's something I am already planning to replace, covered by warranty, 2nd or 3rd time the item has needed repair, so it needs to be replaced, etc.

The other soft spot of the market are class A condos in downtown Denver.

Definitely talk with your employer about what you can offer, and get a soft commitment.

@Paul Oscar  -- I would like to throw the Brad Sumrok towel into the ring for your consideration.