Here is our situation:ARV                       $110,000Purchase Price       ($58,000)Projected Repairs   ($15,000)Profit before soft   $37,000Our deal appears to be a home run before considering the soft costs.

My soft hearted wife insisted we split the difference.

Thanks, I was thining 10% & 2 points to any private or soft money lenders that want more information and considering packaging them as one deal as each needs $10-30k...

Now it's going to be tougher for a lender to let this slide for any of a few reasons depending on the lender1) when many lenders quote their loan to cost (LTC) they exclude certain soft costs from allowable costs.

Here’s the 10000 ft brush and we can pm to go deeper1.

@Robert Tumulty Methinks you’re too soft.

I always tread very softly and try to remain on their good side while their in control of my investment.

There are a number of ways to have it YOUR way when investing - Ask the seller to loan it to youDo an installment down payment agreementGive the seller a note - pay him a percentage of the rent you will be collectingGive the seller a post dated check - post dated for 2 yearsOffer a blanket mortgage on another property you ownAsk seller to repair something (we call it the"Front Porch clause) instead of him doing it, he gives a check in that amount ($50,000) that it will take to do the repair - you endorse the check and give it back to him as the down-payment.Borrow SOFT MONEY on another property you ownBring a limited partner in on the deal - they borrow money on their property - you pay them back over time with a nice interest and don't forget a buy out clauseAsk your girl friend, your Mother or drinking buddies - offer a free apartment for a limited amount of timeAsk the owner to finance 100% of the deal - keep him in as a limited partner Offer 20% more for the building if the seller will take back a principal only mortgage (that is without interest) offer a balloon payment and split notes.Ask the seller to let you manage the building for a year - collect the rents and make improvements from the rents receivedOwner financing with split notes (details on this to come)Proposal to the owners daughter - make friends with the seller's wife - let him know you really want this property - beg for help - tell him you are a nice person - just getting started Offer a Hybrid offer - offer less - improve the building and give seller 20% of the profitsTry a Delayed Settlement with right of possession and subject to the mortgage - you make payments until settlement 1-2 years later.

At some point the government will default and it is either going to be foreign investors or 'better' yet on social security,Medicaid and Medicare; and other soft targets. 

I was doing a soft pof as a preliminary...investor quoting the bank and banker., type of funds sometimes the account...Now I do believe that many are wanting to know specifically up front from a banker not to waste time or hold up anthing....anyway, thanks Christian