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.

She is really trying to create a "soft landing" for her and her Kids as this Divorce unfolds.

If you're the first one, soft, tell them you're the PM but my advise would be to actually get a good PM.If you have the tough skin, no need to lie.

towel bar bracing, door stoppers, easier to access and adjust plumbing, will all make long term rentals easier.Best of Luck!

Next they  informed me the soft costs associated with the a design work would not be released until CO…ok I can live with that and when I finally thought I was going to be funded I get an email that the property taxes were delinquent.