And one of the features that my applicants really seem to appreciate- since the applicant is initiating the credit check, it is considered a 'soft inquiry' and doesn't impact their credit score like a hard inquiry started by someone else.As far as what to look for on the credit report, for me it depends a little on the property and price.

The property does have some soft spots in floors that will need to be addressed as well.

So even though I LOVE how creative you're being (I find creative investing very SEXY), let's analyze the deal as a deal:ARV: $399K (your number)Soft Costs: 5% Resale commission (in case buyer walks or can't perform), 7% holding costs (high due to 18 month hold), 3% Acq & Legal (around $58K)Rehab: Roof & Cosmetics: $15K Minimum (flooring refinished, paint throughout, upgrading appliances, minor touch up)Required Profit (mine, not necessarily yours): $30KNick's Max Offer: $296KNot enough juice in this one to keep tenant buyer happy.

A landlord might start out soft and lenient....and then "suddenly" change by immediately filing for eviction the second rent is late.

It is a high risk endeavor as there are costs to construct, the $90-$110 per SW ft number but also the soft costs which are tap on fees, permitting, erosion control, appliances for kitchens if you provide those.

I feel like I'm just running in circles, and I can't take any chances on soft inquiries on my credit asking mortgage lenders these possibilities.

Up in WA even a great deal will push my dti higherDoing an example case; hypothetically current properties with PTI of $88,800/yr and income of $215,000 (using 75% of rent + 100% of w2) puts me at 41.3% DTIAdding in another deal similar to one that I recently did (monthly  PTI of $1650 and rent of $2200); using the 75% of income that would add $19,800yr of income and add $19,200yr to debt; making it $108,000 / $234800 = 46%Is the 45% dti limit on investment properties a hard or soft limit, or any way around it?

The LA City Council recently enacted the strictest seismic regulations in the nation that will impact an estimated 13,000 "soft-story" wood frame buildings.

Therefore it is a lot easier AND CHEAPER to leverage the good deals you can find into relatively soft term loans (lower interest, lower down payment, lower points) or into JVs with money partners like you've done, but on good terms for YOU.In a slow market when it's a lot easier to find deals - the money usually becomes quite hard to come by.

Hi @Sammy FreemanWhat you have pointed out about buyer's being less likely to choose your house in a soft market is right on point.