I have a soft spot for Toledo as that is where my mom and a lot of my family still live.

When I decided to sell this property & hired a real estate agent, he discovered that the home was in poor condition & wasn't able to put it on the market at the time.The roof had missing flashing on the gable but the entire roof was replaced by contractors hired by USREEB late 2016 as they insisted that it could not be repaired.The living room floor had soft spots under the carpet & the sub flooring was damaged.

To accurately account for it, you can include it in your soft costs for vacancy. 

I know this because we sat down and looked at her credit report in the Mint app (a soft inquiry, and yes I know it only gives data from 1 agency but I don't expect the other 2 to be vastly different).

Most banks will require between 20-25% of total costs of the construction project (including land, building costs, permit costs, soft costs, etc). 

I like semi-custom, solid wood, shaker style with soft close.  

Remember, you have to pay for land, const. costs, soft costs, interest carry on your loan, permit and development impact fees, your profit, and fit that all into 120k per door on the unit sale (BTW, 120k per unit walking distance from Chesapeake Bay sounds cheap, but I'm not familiar with the market).2.

They are paying 470 a month and 550 a month for 3 bedroom and 1 bathroom units that are 2000 so ft each.

just want to get a handle on your soft costs..

Don't ignore soft costs.But, again - the proper way to do the analysis is to work it backwards.