Built in 1963 and requires soft retrofit aprox $100k (getting estimates this Friday).

Many have a soft cutoff of $750k, or more commonly $1M.  

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

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

@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.

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.