I still don't know if I'll get approved for any money through conventional means and I don't know any Hard/Soft money lenders in the area.

You need to police your own, crooks take legit business away from you, harm the image of investors, make things harder for you to deal in, authorities paint with a broad brush bringing you in the same scam categories and ultimately you suffer the backlash of their greed or ignorance or both.

In many of his books he subtly tries to guilt trip readers into more business related seminars (while soft selling his own along the way!)

Some call it lazy or spoiled or soft...but why work so hard if the same return can be made w/o the time & effort.

My hot buttons to draw attention away would be crown, fireplace with limestone, fancy light fixtures, upgraded cabinet doors with 30" uppers, stained concrete or laminate floors and stainless appliances and brushed nickel everywhere and two tone paint.

I have looked into Preston ELI s Freedom Soft but I think I can do this on my own Thanks for the help.

Tread softly.  

I have kept both the hard copy as well as the soft copy and the best part is I have it all in the cloud based platform where in there is no risk of data loss.

All of those "soft costs" are part of the 30%. 

Direct Profit = X / Land Cost + Hard Cost + Soft Cost (the only variable is the amount of profit in dollars and cents). - Land Costs = $1,100,000- Hard Costs = $3,486,000 ($120 PSF)- Soft Costs = $600,000 (approximately) ($20 PSF)TOTAL = $5,186,000 * 24% = $1,296,500 or $129,650 per house.