Going a little out of order but the soft costs before breaking ground: 18k Here was the cost break out and order these came up in.

Go where others aren't, which was solid advice by @Gonz TrevinoOne idea I'd recommend is to become a soft money lender.  

put them in a pdf and run ads against them...and be sure to have an autoresponder system to nurture them and lead them softly to give you a call so you can close them.I do this all day as my main business specially the google ads(95%) and facebook ads(5%) part... millions of businesses need this type of system to get a predictable lead flow and many don't do it well...cheers!

Knowing that the toilet is leaking the floor is soft, this is a safety concern. 

I’ll assess a little further down the road and see what the markets are doing (Calgary is soft at the moment but I expect it will recover before too, too long).

All smoking/vaping products live in the soft items (carpets, drapes, etc) forever.   2.  

Before they give you a term sheet they will need plans, specs and a contract from a GC but they can give you a soft Pre approval for the amount based on your financials but not a proposal. 

Keep in mind that a pre-approval involves a soft credit pull with minimal impact on your credit score.

If you have an ADU on your property, it's super easy to find out approximately how much you can take out through just a few clicks with only a soft credit pull...

We're currently halfway through development planning (including soft costs) to a coastal multifamily development project.