We aren’t hard arses, we prefer a softly softly approach that avoids confrontation and animosity, even though this particular tenant had brazenly breached the lease and potentially given us grounds to evict them.The tenant’s response?

The subfloor under the wall and into the bathroom is soft and presumed rotten. 

The subliminal messages were buried in soft static.He asked him why he switched from real estate, and the guy confided, "Simple.  

The individual drain tiles were in really good shape, but two of them were disconnected, because 60 years ago they had been supported by some leftover construction lumber over a soft spot (instead of crushed stone, as supposed to).

And everyone has a tv.Now, if the market is soft you could put one in a "model" and offer it in vacancies sort of matching the competition's 1/2 month free...but put in the lease it is non-warrantied or you will be replacing them.

Add backerboard and ceramic tile all over.Would the soft and squishy or the stiff approach work better?

I understand that student loans could have deferment, or soft terms, but I haven't breached the topic with the applicant and want to get feedback from here first, if possible. 

If you haven't done it before, go find an experienced developer.If it was as simple as getting dirt and then building and lease-up, it'd be easy.However, there are lot of soft (aka go-away pmts to govt) monies and you need to get a good GC and architect to get you plans together.If it is your first, buy an existing MF and learn as much as you can - Much less risk.

It sound like I am cold, but if you don't treat your rentals like a business and you lose a few thousand dollars 5 or 10 times over a 5 or 10 year period you the numbers start to add up.If you are losing $100 per month for rent because you have a soft heart and don't want to clean and paint the unit then you are losing $1200 per year, or $12,000 in 10 years, or $18,000 in 15 years.

Doesn't have to include soft cost or any design cost.Any info is helpful.