My advice... make sure you have a big soft cushion. 

Given many lenders are willing to fund soft costs such as construction management/development fees and items such as leasing fees, and incorporate contingency line items up to 10% (even if you don’t believe that’s necessary) if a combination of these were theoretically incorporated into the project pro-forma that’s utilized by the bank, the project costs might appear inflated and require slightly more cash up front.

You then work backwards figuring you repair costs, soft costs, profit, etc.

Market is too soft not to.

Calculate the Max Offer Price, to ensure you get all your Inital investment $ out:ARV X 70% = Maximum amt Refinance lender will Loan you.MAX Offer Price = Max Loan amt - Rehab Costs - Soft Costs.Soft Costs = Closing costs + Holding costsIf you offer more than MOP, you will inevitably leave some of your inital money in the deal & not fully cash them out during the Refi process.2.

Many are not experienced with them yet, and it takes some soft educational opportunities for them to gain a better grasp. swallowing your pride of experience is not everyones favorite thing to do. 

They power companies aren't allowed to clear brush in fire prone areas. 

What if the market is soft when the projected hold time ends?

And the tools required for those tasks are a paint brush and a roller, and a shovel/rake.Good luck man.

Brush it off and keep moving forward.