I recognize the office rental market in my area is soft.

My soft hearted wife insisted we split the difference.

No couches, no soft chairs, no clothes closets and no brand new cars with the exception that I did buy my wife an $80,000 Mercedes SUV about 7 years ago for a present and today the car has less than 2,000 miles on it because she doesn't want to feel like she is showing-off to her friends and our tenants.

Judges must have a soft spot for the holidays LOL.

During the transaction process the seller has to upload soft copies of the collateral for you to review.

Is this a soft pull or a hard pull?

Yes, this is a very soft, hard money lender that I know personally.

Build cost is prob around $275-300/sf if you manage your own subs, not counting other soft costs. $400/sf and up if you hire a GC.Other than build cost risk the biggest one for me is the time to get the permit.

banks - hard or soft lenders are lazy and suspicious - you need to help them get over their paranoiaGive them all the information that is needed to process your loan request, give them more than they need, they will see you as a professional who is well prepared to take their money and able to pay them back.

By the time you pay for soft costs such as soils engineering, architectural design services, structural engineering, title 24 and permits plus construction costs it just won't be worth the head aches and even then it is a very time consuming effort.