Purchasing a property based on its financial performance without having the permits in hand to build it is a whole other story that introduces a set of risks that can and should be contained and or eliminated entirely.Ground Up Development entails a great deal of speculation in its own right on the part of the developer and includes "betting" on the variables such as the cost and nature of on and off site improvements, hard and soft cost, cost of funds and hopefully accurately projecting market conditions over a 3-5 year entitlement and construction cycles.Given all of the inherent risks associated with the development process, the one (and greatest) risk being whether or not the project can be entitled most certainly should not be taken and is easily solved with the right set of contractual terms and conditions.Right or wrong, I have been able to avoid running out of time on a purchase contract (came very close once) and being forced to either close before entitlements or having to beg the seller to give me additional time to close.One critical point to understand is that 100% of the time, money and effort spent by a developer to get a site entitled means that any and all progress made in those regards "runs with the land".

Off market deals come to me occasionally through other brokers and clients, and I love passing them on to my investors that are looking (those are typically the best deals I am able to find my investor clients, but the MLS can be great too when the market is soft).Jaron, if you're depending on building a network of wholesalers and writing offers through wholesalers/listing agents rather than having a dedicated buyer's agent helping you and representing your interests on deals then I am affraid you are the one that is at risk of being scammed.

I am looking for a quote for construction only excluding all the soft costs like architectural,engineering, permit, etc.

We ourselves bring in simple items like hand towels, soap dispensers, fake flower vase, stools (when there is a breakfast bar), etc. even minor items can help make the property feel more "homey". 

From that value, back out all your cost associated with construction (hard and soft costs) as well as a fair profit an owner/developer would require in order to build.

What suggestions do you have for bedding, mattress, towels, etc?

It provides a second 'soft' mortgage of up to 20k or 20%, whichever is greater, for the down payment.

My clients were ale to give me soft copies of reports and docs that I could open in pdf.

My wife and I are having a debate about an issue at a rental property, so I was hoping to get some advice.Problem: Soft water tank started leaking at the bypass valve.

I thought @Jonathan Towell owned the notes and was trying to sell them.