You don't come out of pocket at all on this quick and easy method.If you're looking to make a move in the near future with your credit though, I would ask wash credit card company, before receiving the increase, if they require a hard or soft pull.

JulieLot  161k  escalator clause lot listed at 140k  3 offers highest and best I put my escalator in there for 1k over the next competing bid.. and I do believe since we bought and built the two across the st.. everything being equal the buyer knew we were capable and would close without heartburn240 ish to build  1700 sq ft...  20k soft cost  capital tax's insurance  bring us in at about 420k... 

@Ted Strzelecki Excellent job with the broad brush, smearing an entire industry. 

Dear BiggerPockets Friends:My first flip is a 4/2, 2900 soft single family home.

Well, looking at this -  where you've included 8% for maintenance & repairs; 8% for vacancy is a decent amount for those soft costs. 

The soft cost is around 15%.

As far as tenants; I don’t know California’s laws but basically you advertise, screen, get a landlord type of insurance policy, sign lease, set expectations, take care of tenants and home but don’t confuse that with being soft on due dates etc.

New construction probably sells for 3x construction hard costs, soft costs, interest, etc will probably eat up total of 50% of exit value.

And that she did little to find a solution when I tried to find a soft landing for her.

Did you consider other soft costs?