One gives you microwaved waffles and a room, the other greets you at the door has hot towels ready, tells you where the sights and sounds are and caters a multi course meal to your room. 

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

We spent about $9,500 on furnishings including furniture, electronics, kitchenware, bedding, towels, etc.Hope this is helpful!

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

Something about the photo is triggering the rejection.I ended up pulling a photo from the MLS and cropping out the hideous towels they had hanging. . . . 

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

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.  

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.