I am sure your approach has been very soft and constructive, but I wanted to quickly remind everyone this is probably item number 14 on this person's list.  

I am looking options on who can finance with a construction loan, as well as any advice on how to project soft costs, hard costs, and other miscellaneous fees. 

I am looking for recommendations on possible lenders who can finance with construction loans, and would also appreciate any advice regarding estimating costs such as soft costs, hard costs, and miscellaneous fees.

Soft Cost is extra. 

I have tried and tested a few of the hard money lenders in Philly which provide "soft money" rates. 

If you end up getting a soft spot that blows through and does leak, your expenses go way up.You should have replaced the roof already, but are holding on to the reserves anyways...... so the question is why? 

HUD just requires a bit longer in underwriting, has higher soft costs and will require more property scrutiny. 

@Jim Adrian it’s a complete guy, sans most of the flooring, because the place has been vacant for 10 years, the plaster ceiling is falling down everywhere, walls need to be reconfigured to make it fit a SFH instead of a Duplex better, Mechanicals all need replacing due to rodent/critter damage, and city code will require electrical service upgrade and new water service, etc… It’ll be a fun project, has good bones, just the soft meaty stuff inside that sucks.

South of the Cleveland crossing area I think there is some 'seasonal softness' that was common in Wake before the out-of staters bought the place up.

He bought several rental properties in the LA area and quickly found out he wasn't cut out to be a landlord (he was too soft-hearted, believed every late-rent-sob-story, and wouldn't evict) but he wanted to maintain a close eye on his properties.