I have a soft spot for New Jersey folks, one of our best investor clients is from there and I was born in Philly!

I just looked at a video that the owners of freedom soft has on youtube, its over an hour, but its the best ive seen so far, it does everthing you would need to do 

Soft cost are on the owner.

Rehab can be more than purchase price.Max LTC/ARV: Lender will fund 100% of the purchase, repairs, and soft costs (lender fee, broker fee and title insurance) on the deal as long as the loan amount does not exceed 70-75% of the After Repair Value of the property, which will be determined by an appraisal.

That's one reason why LA has the Soft Story Mandate and some cities give incentives/rebates for retrofitting the connections between the floor joists and the concrete foundation.A simple retrofit could greatly increase the odds and help protect home owners / real-estate investors to preserve most of their investment versus having a greatly damaged structure that is too expensive to repair.

@Tom J.It's a start but I thought is was very soft.

Some soft spots along a few walls but overall the floor was decent. 

I'm selling a turn key in Cedar Hills area with some minor cosmetic repairs and a "soft spot" on the floor of one of the bedrooms.

Now is the time too, to pickup a 2 family- prices are dropping as the rental market is very soft in and close to Boston because of colleges being out. 

Also does this cover soft costs such as sales,permits, etc...2.