The question comes with various customized details but it's the same answer over-n-over again, to such a degree that answer-burn becomes a very real thing. 

We are in pre-development, and getting a clear picture of these initial soft costs has not been straightforward so I greatly appreciate the information.

This might not be realistic if you're going to build several homes, but I've worked with other developers that were either building custom homes or doing high end rehabs that used them.

Again, I tried to help, so how is not buying turnkey working out for ya :) EVERYONE is so worried about have 5kish more in equity)  they lose sight of the big picture.

Granite or Quartz on all counter tops including bathrooms.. our up stairs is 9 foot.. and our single levels are 10 foot to 14 foot which NO other builder does in a subdivision type build only custom homes over 1 mil would have that.. flooring is engineered hard wood.. custom cabinets with soft close on all doors in the house..

If you are too high, market rate customers will ignore you. 

UPDATE:Yes, we are moving forward and the numbers on the purchase price, and terms of the deal, stay relatively the same (in the big picture).We opted to pay the agent out of our pockets.

The customer service informed me they didn't offer this service at the time and they were now informing clients they offer this service.

While it’s a helpful quick filter, the bigger picture—appreciation, tax benefits, loan paydown, and compounding growth—often tells a much better story over 5-10 years.The key is balancing cash flow and long-term gains.

Though the property and surrounding areas look nice in the pictures, the doors and windows has bars which concern me.I am just starting our my RE investment journey and all help is greatly appreciated.