I just don’t see the fed lowering rates much at all is we have a soft landing which most analysts are predicting now.

my agent when we bought this house was in that boat (I'm not going to use him in the future if I buy in this area again).Over last summer I had a chance to brush up on my GC skills when my wife decided to renovate our kitchen, master bath and half bath. 

That's not a number to brush off lightly. 

If you do it, you might have $150 in materials, all in, and that includes some reusables (i.e. good quality brushes).

This also plays into if someone is going to BRRRR a property, actually the BRRRR will not work if they cannot qualify for traditional financing.To address your question about getting a loan to cover the closing and holding costs (what I call soft costs) and cost of construction (what I consider part of hard costs) you simply will not find a HML or PL that loans on these. 

It's more like "soft" money.  

The exterior of the duplex needs repainting and both the A/C condensers are completely unleveled on their soft pads from a rising root system from the tree in the backyard. 

Our problem is that we have a soft society, raised in prosperity, that feels everything should be available to them without any personal sacrifice.

It could be a scam and if you are soft and they get in you get have huge problems. if you have to ask here maybe not a good idea for you.

They are soft and dry faster.