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.

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. 

I was doing a soft pof as a preliminary...investor quoting the bank and banker., type of funds sometimes the account...Now I do believe that many are wanting to know specifically up front from a banker not to waste time or hold up anthing....anyway, thanks Christian

Just trying to determine which caliber weapon you should pick up at Bass Pro and weather or not you need a bullet proof vest.

A lot of people have gotten soft!

“Soft costs” maybe….insurance, utilities, property taxes, lawn maintenance, etc

I know the market is soft compared to pre '07, but pretty much any great deal is going to move fast in any of the big 4 metropolitan areas in Texas.

Buffalo's a soft market.

To answer your question, yes, you should be able to cover the majority of soft/hard costs (not including closing costs) with the construction loan. 

While I make no claims to know the market here as an expert, its not as soft as the rest of the country at all.