One year we discovered that mice were in our "private" closet, eating boxed and bagged food, while nesting in some towels. 

To clean this one I used a garden sprayer with vinegar and water 50/50, a sponge mop and another guy with a towel. 

@Bryan Tilos Have you ever considered soft money?

I am sure your approach has been very soft and constructive, but I wanted to quickly remind everyone this is probably item number 14 on this person's list.  

I am looking options on who can finance with a construction loan, as well as any advice on how to project soft costs, hard costs, and other miscellaneous fees. 

I am looking for recommendations on possible lenders who can finance with construction loans, and would also appreciate any advice regarding estimating costs such as soft costs, hard costs, and miscellaneous fees.

We go really cheap on some things, like paint,  towel/toilet paper holders, and go higher end on things like faucets.. as others have mentioned, it's an art and you have to find your balance.Also... so  many people forget-- this is someone's future home, this isn't a mutual fund/stock, so you need to focus on what things will make your tenants happy! 

Soft Cost is extra. 

I have tried and tested a few of the hard money lenders in Philly which provide "soft money" rates. 

One of my mentors told me your job Jay is to make those under you millionaires and that is what I try to do.and I can point to well over a half a dozen folks around the country that I took a liking too they performed and that has come to pass..