These "soft" factors are harder to know without really trusting someone in the market you want to enter.

@Isaac Frost  soft costs were tax's insurance utls closing costs I imagine.where do you factor in your cost of capital.. or when you say private investor. .did you have a cash partner. and he got paid out of the 131k profit. ?

Is so, then the matter isn't just limited to WC, there is the whole issue of unemployment insurance, matching social security, and other such soft costs that come into play.

I want to thank everyone  for the soft nudges, tomatoes and paint balls.

The floors are made of particle board and if they get wet too much they get soft.  

I will be using the latest technology, a soft wash system.

I believe homeowner has 2.5yrs in cook county to buy back. i think the bidding changed these days a bit. you have a chance against big corporation because if there are more than 1 bidders who bids 0% computer soft randomly assigned the winner. one thing I have a hard time to understand is ..in August 2016 we will be bidding on 2014 unpaid taxes. what if there are 2006 unpaid taxes or 2004 ?

And a soft remodel (paint, new vinyl laminate floor, etc) is usually in the 5-10 range for me...So you may have found a lucrative investment and an exercise program (especially if you become a small scale landlord)

The 10-20k was just a soft estimate for purposes of this post.  

Given the soft market conditions, and negative outlook, sales are not what they once were just one year ago in terms of price or days on market.