Do you come on soft and work towards your goal or start with the lease how you want it to look? 

Would be interested in finding out where hard and soft costs are coming in, and what areas had the most variation from budget / projections (site work most likely).

Chef's Island Kitchen w built-in oven & cooktop, walk-in pantry, subway tile, granite, stainless, & soft close.

I had a project behind the outlet mall. started and the perfectly wrong time.07  60 unit townhouse project we built 6 and sold those and still have the land waiting for the rebound Oregon coast is still pretty soft compared to RED hot PDX metro.But on the rental side I still get calls on my old sign there that is laying in the weeds asking if I have any rentals..

I have allocated a good budget for "Soft Costs" which I would put those fee's into.

Unless your rental market is extremely soft (not the case with 60 msgs!)

I was never asked by the soft whether I want to expense or capitalize an item.

Guaranteed same day turnaround, and they provide soaps, paper towels, toilet paper, etc.

They provided everything - window treatments, bath towels, hung pictures.. everything.  

So for meI borrow from bank at 90% of cost.. so say I have a 200k all in project that would be for a 265k houses.. bank loand 90% of cost not to exceed 75% of appraisal ... so 20k out of pocket.. interest reserve build into loan... 10% for soft costs are 26k bring it down to 240k and there is usually 10k of Ut oh.. and net is about 30 to 35k or 10 to 15% of gross.. or 100% plus cash on cash.. the idea in building is you need volume.. so your closing 2 or 3 a month then your making some decent money.