THe "as-is" value is much less, needs abt 10k in repairs and the mkt here is soft with houses avg on the mkt 60 plus days when lited at full mkt value.

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

Judges must have a soft spot for the holidays LOL.

Is this a soft pull or a hard pull?

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

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.

They laid laminate over soft spots in the subfloor, the appliances were poor quality and the floors were bouncy.

Still, as the market becomes very soft, there should be better deals out there. 

Around here TIFs can be used for site improvement costs, land purchases, facade renovation, soft costs such as legal, architecture, engineering.