The mattress is pretty firm but also soft with a pillow top (I slept on it one night to test it out).

Plus I have a jam room with cool vintage gear (drums, bass, guitar, etc) and I know you play.I'll buy you a BBQ dinner and show you my awesome rent house.

Home of Brad Pitt, Kathleen Turner, Bass Pro owner Johnny Morris, O'Reilly Auto Parts owner Charlie O'Reilly, Real estate legends John Q.

Gunk will come out, unless you have really soft water.

Most banks will require 25% of total costs (land, soft costs, hard build costs, etc) as a down payment or equity position, and they will loan the remaining 75%.  

So much for my rant as well :-)  I apologize for my industry for not doing a better job teaching the soft skills to agents, especially commercial agents.

Where I live, it's not uncommon to see a handful of basement jack posts either on concrete pads or on the dirt itself to deal with soft spots on the foundation, but the soil here is thick, heavy clay with solid rock close to the subsurface, so there's not a whole lot of movement.

I am looking for a quote for construction only excluding all the soft costs like architectural,engineering, permit, etc.

They will likely see a "reversion to the mean" or softness for longer.I think you are correct on the policy response preventing a depression.  2008 almost killed us.

Make sure to include soft costs in the loan so you can get reimbursed for those.I always let the subs know the draw payment schedule in advance and have them carry me until the draw gets funded.