I recently found a great SFH on 5 lots a couple of blocks from Lake Panasoffkee, which has some of the best bass fishing in the US, that I am closing on in early October. 

Bathroom  It is in good shape, but there is a soft spot, that may be an indication of a bigger issueRoof is new I only want to spend 20k on the reno, I can find low cost materials. 

There are other soft cost that can qualify for the equity requirement.

If so, worst case you might have to remove them in the future.....unlikely though as most soft utility can be replaced by trenchless (pig) methods if necessary.

@Bryan Tilos Have you ever considered soft money?

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.