Hard money, private money soft money?  

The idea is to gain soft control on the owner side and hard control on the buyers side which puts you in the sweet spot.

I completely rebuild them inside and out and I can tell you I can easily spend 85k on a single family without even blinking.To give you an example, kitchens can run you 10k for the most basic gut/build out, I typically spend around 20k with Ikea (love their soft close and quality) + quartz/granite countertops + slate appliances.

Like specific details that the seller upon a HML land development loan for soft costs will get $100,000 in exchange for simultaneously performing a quit claim of the property into the LLC that we are partners with the seller in.

Building a 1500 sq. ft. house would cost $150,000.00  If the developer wants 12%ROI based on ARV he will need $36K in profit, there's also some soft costs, let's call that 12% as well.  

One good thing about this that I don't really see mentioned is that when the applicant pays (instead of the landlord) it registers as a soft hit to their credit, rather than a hard hit, so it won't affect their credit rating.

Pay all the soft costs (about 20k more for total architect/zoning attorney/surveyor and acquire the plans and sell the lot from there?

(not the cheap MDF ones, but the ones that are made from solid plywood boxes and soft close drawers).4. 

Any signs of softness?

I'm sure some of you have came across the software Freedom Soft.