, might be classified by the IRS as a "type" like "hard surface" rather than "soft" like carpet.

Keep in mind that this is the first pro-forma that I've created and is probably quite a bit off the mark:TOTAL HARD COSTS Ground Floor – 13,736 ft2 x $210/ft2 = $2,884,560Second to Fourth Floors – 30,849 ft2 x $135/ft2 = $4,164,615Sub Total - $7,049,175.0010% Contingency - $704,917.00Total Hard Costs - $7,754,092.00ESTIMATED TOTAL PROJECT COST FOR STICK-BUILT OPTIONLand cost - $5,000,000 Soft costs - $ 775,409.00 - ($17.39 per square foot)Hard costs - $7,754,092.00 ($173.95 per square foot)TOTAL PROJECT COST FOR STICK-BUILT (INCLUDING LAND) - $ 13,529,501.000MODULAR SAVES APPROXIMATELY 20% ON OVERALL COST.TOTAL PROJECT COST FOR MODULAR (INCLUDING LAND) - $ 11,829,501.000PROJECT VALUETotal saleable area = 29,000sfTotal value of units + retail space = 29,000sf x $550 per square foot = $15,950,000Total potential profit = $15,950,000 - $11,829,501 = $4,120,499.00I would like to know if I am way off the mark, or close with my estimates.

Not to mention, a lot of people put dishes in the dishwasher without rinsing it off to remove food remnants, which to me would imply the tenant was negligent, which cause the problem.I had a tenant move into a SFH from an apartment and put paper towels in the toilet, needless to say it caused a major problem, but since I had a clause in my lease about negligence, I paid for the problem to be fixed and they repaid me.

Better to bleed slowly and preserve your options than to throw in the towel and open up a vein and bleed out all at once.

My tenants appreciate amenities like towel bars and toilet paper holders in the bathrooms

Just make sure you don't have any soft or brittle dry wall.

I use the soft gummy types, don't even notice them, it's just real quiet.What you have gotten here is the reality, might not be what you want to hear.You can complain as suggested here, just be aware that complaining can backfire.

7) How much are you supposed to contribute to "soft costs"?

FYI it wasn't working to well so if my email address didn't come through to be added to your list please send me a PM.

Make sure all accessories are there - toilet paper holder, towel holder, etc.