You will need books, towels, sheets, TV, plants, cookware, pictures on the walls, knick knacks.

In our scenario we buy the property under "123 Main Street Land Trust," If we are splitting all costs 50/50 - Cash out of Pocket, Loan (if there is one), Renovation Costs, Soft Costs (insurance, architecture, permits), etc., my LLC is 50% beneficiary, my partner's LLC is 50% beneficiary. 

As for the sub floors, as long as they arent soft, you can probably get away with using kilz or zinsser too.

Crazy as it seems, sellers in emotional distress and denial over whizzing away their parent's legacy would much rather whiz it away to a local agent who is deeply embedded in their community, who works the soft-serve at church festivals and reads off the bingo numbers at the VFW hall and brings some of his homemade kielbasi to the volunteer firemen's BBQ benefit.Do not discount your local agents who have been eating rubber chicken to pass the card at Rotary events for the last twenty years.

Also if it’s a honeymoon or anniversary we’ll let our cleaners know and they’ll shape two towels like swans kissing on the bed.

I'm considering IKEA and will have to wait until they open back up.Also on the subject, what about sheets and towels, etc...

We have them in one of our homes that goes through a lot of towels and sheets.That said, I was recently shopping for a stacked washer and dyer and Speed Queen was more than 2x the price of the GE one and has a 2-3 month wait at the moment.

Is there a platform out there that people are using to track and run the entitlement process and the soft cost budgets for the pre construction stage that has been working for you?  

Our entire society is becoming too sensitive, too weak, too soft.

12 units may not be enough to justify the hard cost, soft cost and land cost.