Final items is the interest rate volatility is resulting in market softness that could further affect the refi appraisal. 

Dawn I see what you're referring to.Does anyone know of other sites that allow fundraising for soft costs like marketing?

The kits include compact fluorescent light bulbs of various wattages, LED night lights, smart power strip, whistle that attaches to your HVAC air filter and alerts you when it's time to change the filter, low flow shower heads, dryer vent cleaning brush, water temperature thermometer, refrigerator thermometer, weatherstripping, caulking, foam pipe insulators, window film, rain gauges, etc.

Aslong as there is food they will keep coming.Anyway, I'm too soft and get easily intimidated by them.

@Andrea ShieldsDawn is spot in ... a little elbow grease and fresh paint have the biggest impact.For all our new clients, we leave a package of little things: a new toilet brush, plunger, shower curtain & rings, and an under sink caddy of cleaning supplies.

So soft costs are significant, and have to be paid outside of closing up front.

It gave the house a slightly modern feel with the gray and was fairly fast to install. http://m.homedepot.com/p/Home-Decorators-Collection-6-in-x-48-in-Antique-Brushed-Oak-Resilient-Luxury-Vinyl-Plank-19-39-sq-ft-case-60019/206268083?

A home-run deal is when you can create 30% of equity in the building on the 1st lease up after renovations and recapture all of your hard and soft costs to repay the capital you have borrowed!  

As you cost out this deal be realistic of the soft costs created by time.I would recommend having some contingency $ stashed even if you coordinate this all with OPM.

From the landlord side, cannot have soft heart.