Soft surfaces absorb and hold smell.

Our only challenge right now is maintaining cash-flow while managing increases in:- Interest rates- Property taxes- Insurance rates  what are the lot numbers, development soft costs / tap fees, hard costs, loan terms, etc would you post those details or message me?

Because investors can't get a soft money loan?

If you have 3 units and you increase the rents from $400 to $600 for all 3 units then in 10 years you earn 3 x 200 = 600 x 12 months = $7200 x 10 years = $72,000.If you want to be soft, generous, unbusiness-like and give away $72,000 every 10 years, then let me run your rental business like a real investor and I will send you back 10% of what I will squeeze our of your tenants.Let me put it this way!

If it is a soft market, they will be harder to sell.   

A good way to check which municipalities have a hard vs. soft rule is to google "*city/county* occupancy laws."

I am thinking about going to well off friends/family to see if they would be my private money lender, because homes in my area are not crazy expensive (yet) and I already have access to part of the down payment.

Soft commits are worth 25-50 cents on the dollar.The first raise will seem near impossible, the second will be an incredible challenge, the third will be significantly larger and easier than the first two. 

How do you ultimately end with a soft commit, is this in writing?

I deduct washers, dryers, laundry detergent, soap, toilet paper, light bulbs, linens, towels and my promotional pens and adult oriented calendars.