Let me know Purchase price - $160,000Construction cost per home - $175,000 (about $100/SF is the goal)Total cost (land + construction) - $510,000Sell price per home - $344,000Profit after soft costs, contractor fee, demo, site work, commissions, etc – 50k per house for a total of 100k profitFinancing with a 10% down 18 month IO construction loanPro forma 

Just a soft tissue injury...they did pay for claimant's car.

In summation, we went to great extent to deconstruct and reconstruct financials to get to the soft, chewy center of what is really going on.

, brushing my teeth, washing my hands, drinking, etc.

I asked why that was never needed and suddenly it is and I got the brush off "Thats just the way it is".

Things I didn't account for on my last rehab - Misc expenditures like you said.Anything from door hardware, to extra brushes, to a new damn hose on my pressure washer.

Using a good brush and consistent brush strokes going in the same direction give it a better look.

If you can soft sell them they will be more comfortable with you and you will be much more likely to work out the deal.

Derp.The condo is all electric and is in a soft water area, so there is very little sediment, but I figure I'll drain it completely when I change the rod this summer.  2 birds, 1 stone, and the neighbors will think I'm insane with a hose sticking out of the window....The electric tank is actually tiny, and access is going to be very interesting, because it is partly UNDER the air handler, and you have to take out the dryer to get to it. 

If what you refer to as soft costs is actually the overhead of running your overall business then you are experiencing the same problem that any fast growing business does.