Lastly, if I get an agent first, can you ask a lender to preform a soft credit check instead of a hard credit check to get a ball park idea of how much you can afford?

So today ozone treatment and air return box repair, then I found some dry but soft base board behind the refrigerator

@Hunter Gibson This will likely be hard to find. aIthough is more likely to happen with a smaller local bank who basses their loans more on the relationship with the borrower.

Does the price, rehab, and ARV meet your percentage requirements after holding costs, closing costs, commissions, hard money fees, permits, & other soft costs?

He did a soft check and said my debt to income would not qualify me for a HELOC... but a cash-out refi with an FHA at 6.5% would be okay with around $100,000 cash-out which would put my debt to income around 56% <yikes, I know>  Since I literally just bought my house hitting the 30yr reset isn't a big deal... especially if rate is micro point lower.  

Well my partner and I wound up going inside and I saw his bass guitar and we started talking about playing guitar.

So permits, plans, and impact fees are soft costs and those are not included. 

For ground-up inspector spec or builder development, we're usually topping out at 80% of cost (land plus construction plus soft costs) up to 70% of As Completed Value.

If you're the first one, soft, tell them you're the PM but my advise would be to actually get a good PM.If you have the tough skin, no need to lie.

She is really trying to create a "soft landing" for her and her Kids as this Divorce unfolds.