It's a pier and beam foundation but there are some soft spots.  

This is what I have been doing in my rentals cabinets are white and lunar gray JSI soft close draws and doors with solid maple faces.

Its all soft skills for something like this. 

I am curious how you arrived at your soft cost numbers.

How are you determining your soft costs: vacancy,repairs and capex? 

Those people are also pursuing soft BA degrees, where you can't help but wonder what they wanted to do with that degree.

It is an area that is STR friendly and rental demand is fairly strong year round (a little soft early winter and spring).Looking for some general advice and some helpful answers to the a few questions.   

The rental market is way too soft and it's really not the right thing to do.What I would consider is, signing the tenants to a 6 month lease so that you end up with your vacancy in the middle of next summer, the best time.

@Randy SommersI’ll consider “soft” money if I have to.

I feel like the numbers in the model are fairly conservative- I have included a 7% hard cost contingency, and then $100k set aside in for unknown soft cost reserves.