But just brush up on them.

From my research in the market I was expecting ~10% of the monthly rent and possibly a procurement fee, but that seems to really just be brushing the surface.

You'll most likely still have to bring some cash to the deal for reserves and perhaps some soft costs, and any gap between loan amount and construction costs. 

Your soft costs are extremely high.Site development is way over.Have the engineer do a line item estimate to build out. 

Make sure you get a formal term sheet to compare apples to apples, don't accept soft quotes. 5.

Getting prequalified is free to do and is normally a "soft" credit check...so there's no downside to getting prequalified. 

A soft intro from the previous seller and then a letter from you.

It's really easy for my contractor, one sprays and one uses brushes.

If you're overestimating numbers and not accounting for the other soft benefits of owning real estate (appreciation, tax benefits, etc) then of course you'll never buy anything.With 25% down on a 2-4 unit, you'll need to be in a B- to C- area to see cash flow day one.

It's almost impossible to BRRRR now but you can do "soft" BRRRR's to keep the locomotive going.