Also, you should be focused on constuction lenders who offer best leverage (usually those who will capitalize interest reserve &  finance a portion of the soft costs), lower floors on the rate since most banks tie their construction debt pricing to the fed rate, perhaps offer lower or no pre-payment penalty if the property reaches the permanent financing phase of the loan product before you are able to refinance and low or no required depository relationship outside of the actual operating ccount.

She'll thrift or go to estate or consignment stores for the heavy stuff; couches, dining tables and chairs and use a checklist to place one or two orders of ALL soft supplies (linens, towels, rugs) online or major Marshall's runs.  

The local MF family is quite soft at the moment so I’ll keep trying to rent while I attempt to sell. 

In California, multifamily is pretty soft right now, and most deals aren't penciling due to the capital markets, etc.

Are these prices "soft" compared to market expectations?

Understand market conditions and be able do a "soft" vetting based on that.10% CoC ROI with a 15-year mortgage is going to be much more difficult to find.

However the by product of that is these guest trainers would also now create a business relationship with all these students and could at least soft market them to advertise in their deals..

I've attached a soft estimate I received.

The property types that would most be affected are "soft story" dwellings and single families or small multis built on un-reinforced cripple walls.

Land $10,000, due diligence / soft costs $3000 (oversees architect and engineering), $1900 to remove from flood plain / get survey, the house is 700 sq ft which the floorplan is below.