its not that HML have easier terms than banks many don't.. its that banks simply don't like fix and flip financing no matter who you are .. and the HML provides a niche that banks wont serve.buy and hold any number of lenders do that from soft money to national lenders. 

I've analyzed it in greater detail and the numbers look great, and I put in a soft offer to see if the seller would entertain negotiations.

I'll tread softly.

Then you start collecting names and "soft commitments" of the amount of money people would invest if you found the right deal.  

The seller has already provided soft copies of the 1040 to the bank but with social security numbers and other personal information blurred out.The question is... why does the bank need the sellers 1040 from IRS?

We foster dogs so I have a soft spot for any four legged family member. 

Feels like there's a soft agreement between this couple and the owner.I spoke with all other tenants privately and they seem to be very happy with the current non-property-manager.I like the idea of resident lawn care, but am concerned about legality of a resident property manager (I'm new to this and not ready for employees on a small triplex).

The proforma will have numerous data points that require research: rents, operating expenses, city impact fees, build costs, soft costs A&E.

Actually now is a good time to buy because the luxury market in South Florida has been very soft since the 1st quarter of last year 2017.

The strategy has been very good to me, and I'm a fan.Separate your construction costs into soft, horizontal and vertical components - soft for city fees, professional services , and holding/financing costs ... horizontal for any site prep, public improvements, and underground work ... vertical for foundation and everything on top of it.