First, I fail to see how using carpet ever adds value to a property - it's a lint brush on your floor!

If the fireplace is dirty on the outside, the brick can be cleaned with a wire brush.

So the soft sell may work... and would also give me more wiggle room to change the price if the market has softened.

Brings me full circle to a college job I had in a photofinisher spotting large prints by hand with a brush.  

They then sum all of our Soft Cost from the rehab and depreciate all of it over 5 years.

This will tell you how much the land is worth based on value of home sales after taking into account the build costs, soft costs, development impact fees, etc. 

Of course, if market conditions are soft, we would hold on and wait for a better exit time while continuing to pay our investors the preferred return or better. 7) When will I get paid? 

Technically EVERYONE is supposed to get your explicit consent to run your credit if you do not already have an account with them (a "soft pull" is when an existing creditor is a "subscriber" to your credit, gets a fresh copy on a monthly basis, and double clicks to open it... you don't know this is done just like you don't know who opens your yellow letters, if you send them), but mortgage lenders face greater regulatory scrutiny, so we tend to actually follow the rules. - No one has a perfect credit score.- If you do not have a perfect credit score, but have unblemished credit, the credit reporting agencies still MUST give 3 reasons why you do not have a perfect credit score. 815 v 795 is normal month to month variance.

Lastly, you have soft costs that you have to account for.

Refinancing in a soft market can leave you in a very bad spot if you are not careful.