Most brokers use some form of a soft MLS and Street Easy plus their own brokerage platform.

From a numbers perspective it works but once we start adding what I estimate to be crunching 80k in repairs, coupled with a soft market for high-end homes especially next to heavy industry...I decided on a soft pass. 

This may be a soft pull on your credit, but it's worth it (in my opinion) to determine that question. 

What I also recommend is also factoring in soft expenses that you are budgeting for but have not yet spent.

Go look at almost any physical asset, and almost any soft asset.

Condo market down town is soft. 

@Jeff Nash and @Doug Smith - We are soft piloting a partnership program with Real Estate Professionals that want to bring this to their local market. 

You should have $150k in mind though so you're prepared for worst case - and also to allow for soft costs (permit fees, etc.)$75-90k is typical for a garage conversion ADU in Sacramento.

How much cash have you already injected into the deal including soft costs like architectural fees, permitting, etc...that you can document.

I have some soft quotes for bank debt but I'd prefer to stick with private debt if possible.