Depending on how you finance, maybe better to pay soft costs such as value engineering, architect and surveyor yourself even if you have equity and even if the lender will finance the soft costs.

When I asked this was the response, "Soft cost expensive for architect, appraiser and environmental etc." and if I'm not comfortable with lending the money then I can opt for his first offer which was $500 for his consulting services.

There are a number of ways to have it YOUR way when investing - Ask the seller to loan it to youDo an installment down payment agreementGive the seller a note - pay him a percentage of the rent you will be collectingGive the seller a post dated check - post dated for 2 yearsOffer a blanket mortgage on another property you ownAsk seller to repair something (we call it the"Front Porch clause) instead of him doing it, he gives a check in that amount ($50,000) that it will take to do the repair - you endorse the check and give it back to him as the down-payment.Borrow SOFT MONEY on another property you ownBring a limited partner in on the deal - they borrow money on their property - you pay them back over time with a nice interest and don't forget a buy out clauseAsk your girl friend, your Mother or drinking buddies - offer a free apartment for a limited amount of timeAsk the owner to finance 100% of the deal - keep him in as a limited partner Offer 20% more for the building if the seller will take back a principal only mortgage (that is without interest) offer a balloon payment and split notes.Ask the seller to let you manage the building for a year - collect the rents and make improvements from the rents receivedOwner financing with split notes (details on this to come)Proposal to the owners daughter - make friends with the seller's wife - let him know you really want this property - beg for help - tell him you are a nice person - just getting started Offer a Hybrid offer - offer less - improve the building and give seller 20% of the profitsTry a Delayed Settlement with right of possession and subject to the mortgage - you make payments until settlement 1-2 years later.

I always tread very softly and try to remain on their good side while their in control of my investment.

At some point the government will default and it is either going to be foreign investors or 'better' yet on social security,Medicaid and Medicare; and other soft targets. 

But I don't want a tenant to feel in any way that I am "soft" or that I have money to burn.  

Hire an attorney to write a demand letter about breach of contract, send via certified mail with a soft threat of litigation.  

There are too many soft costs to make those economical.

-Replacing just glass $150 w/ labor -Replacing whole window $300Sub flooring (holes/softness)... -$400 (not bad)-$1,000++Any big ticket items.... like A/C, water lines, electric issues, etc.? 

@Robert Tumulty Methinks you’re too soft.