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.

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.

Those numbers could be from the "hard" costs of construction, to the "soft" costs of your finishes, to your projected ARV. 

But when we tested the system water lines were busted everywhere apparently not to well winterized, after two weeks and two different heating contractors about 4,000 later it was up and running. 

Each bedroom, each bathroom, living room, dining room, kitchen, walls, pots and pans and glasses and dishes and sheets and towels and blankets and decorative stuff and pictures and perhaps exterior stuff like patio furniture.

We also add a gift certificate to the restaurant [which the owner gives me a big discount on] and a plate of home made cookies.Next to the basket, I have a decorated box that has some of my Avon products, toilet paper,paper towels, one towel, one washcloth, one bar of soap, several toothbrushes and toothpaste, a small pack of tylenol, stuff like that.All 3 families have been ecstatic over what was waiting for them.

I've yet to come across something so to the point.How much does this allot for HML fees, agent fees, other soft costs and profit?

Knocked off for 4 hours when it got too hot and shingles got too soft to work with, and looked over local listings.