About $2/sq. ft. in Sacramento.MARAZZI Montagna Soft Maple 4 in. x 28 in.

I got away with 80/20.I am in soft pursuit of a B apt complex.

It does not matter if your soft skill is data manipulation, person to person networking, social media, people management, there are some universal talents that you can use to build invaluable relationships worth far more than one grand with only the cost of some sweat equity. 

Keeping clean, washing sheets/towels, etc.

So there are some serious soft costs often involved in buying these properties.

Development impact feesNormal formula for land development is called a "Residual Land Value" or RLV:Market price per lotLess site improvements (streets, curb/gutter/sidewalk, underground utilities, drainage, etc)Less impact feesLess soft costs (to design the site improvements)Less other cost (brokerage fees, etc).Developer profit may or may not be deducted from land, just depends on the builder, but if someone did that to me, I'd tell them their profit is in the homebuilding, but regional market differences drive this.

Tore off every closet door, kicked holes in the walls, ripped towel racks off the walls, cut holes in screens, flooded out the laundry room, left pink magic marker all over the carpet in the downstairs family room, stole two new rugs. 

i have ok credit but the hard money lenders i spoken to, wants to do a soft pull or hard pull. 

Closing and soft costs can be financed making 90% loan to cost commercial financing possible.

After reading this stuff I think I will not offer the free months rent anymore and charge market rate, in a soft rental market I don't think the free month works, and will just attract deadbeats that will cost you more anyway.