All you would need to do is replace those standard cup hinges with soft-close cup hinges.

Also, we usually get apartment grade carpet since it is cheaper, but upgrade the padding, so it still feels soft.

So my wife responded with I am so sorry I will be right over to take care of the dirty towel and bring you some clean towels and will take care of the dust and as for the bed, that is a new hospitality grade mattress that is used in just about every Hilton in the country and it is a mattress that is between firm and soft but beds are very subjective to the individual and I am sorry you don't like it.Well when she got that.. she quickly responded - no don't worry about coming over, we moved downstairs and that bed is much better and don't worry about the rest of it

Give you me your contacts of hard and soft money lenders, contractors, handymen, title companies??

These terms are not soft.

Also any ideas on documentation required to cover all parties"First, HAVE AN ATTY REVIEW YOUR SITUATION AND DRAFT AN AGREEMENT THAT PROTECTS YOU.Determine if you want to be an equity guy (i.e. get a share of the profits) or lenders (loan them money like a mortgage since this will be at a higher rate).Biggest risks in these deals are usually:1) Getting contractors that bill you way more than their quote (sometimes justified and sometimes not)2) Soft costs especially if the project doesn't fit the city planner's "envelope" and you need some permissions3) Getting subs to show up on time4) Taking way too long to get a final and then the market gets soft (you may have to rent instead of sell).

As a bonus, if the rental market in your area goes soft or you move, you can take your Tiny Home with you!

If not, for a rental that wasn't getting a total rehab, as long as the floor isn't soft in that point I don't know that I would do a lot to it.

You should also be engaging when collecting soft commitments from investors, once the deal is in place, and after the deal closes.

You can essentially keep using the entitlement after the one year residency, the caps are lifted as of Jan 2020, however for the $0 down it has a soft cap based on area zip code after which  you have to put down the regular 20%.