We distribute these upon a soft credit pull and bank statements that verify proof of a down payment, closing costs, and 4mo of ITIA payments.

Papa Bear’s bed was too hard, Mama Bear’s bed was too soft, but Baby Bear’s bed was just right.

The soft costs like notary fee, doc prep etc. will vary slightly from one title company to the next.I typically don't view escrows, reimbursements and prepaids as "closing costs" for property analysis sake of a long term rental because these are costs you owe as part of the annual and monthly cost of ownership, not transactional fees.

To paint a luxury unit in our area around the same square footage (800 soft) would coast 600/650.

Well, the hole looked to be the size of a soft ball.

but same thing higher end subs.. my pet peeve is the laborers just dumping their lunch garbage on the ground and leaving their cans of mtn dew or other soft drinks.

If interest rates increase, we can always refi later when they're downYes, I have no idea what the market will be like in 2 years, and maybe i should take advantage of the "soft' market and low interest rates, but i feel like i'm hedging against a small potential that things will be very different in 2 years, and I know i shouldn't speculate...If there's something I haven't considered in this, please let me know

@Erik EstradaI am not a fan of the lenders who soft underwrite for terms either. 

Appeal to their soft side. 

Contractor $300k, finishing materials $60k, solar $10k, public work $10k, soft cost $20k, landscaping and other miscellaneous $30k.Whether to do SB9 or just ADU really depends on your lot (is it a corner lot?