Condos in certain parts of the city at certain price points are really soft right now, such as Petworth north up to the border, EOTR, Hill East to name a few in the lower price points.

@Brit Hale I'd love to hear what you've got going on in Joplin, and that Bass Pro in nearby Springfield is one of the coolest Bass Pros around.

@Kevin Bass for a low stress level and safe plan I would suggest the following.1.

I had an agent that specializes in property in the MB, PB, La Jolla area look at some pricing for me to see if anything is even getting a little 'soft'. 

Please don't confuse this for being soft. 

I am familiar with his work, families know each other the whole nine.I financed it with hard money, front loaded the construction contract (So we could get ahead concerning draws) and spotted contractor 15k out of pocket to get through soft cost and get the project rolling.

I’m too soft!

In order for it to work, you'll need to get the deal well below market and be into it, including purchase price, rehab, and soft costs, for about 70-75% of ARV.

You are far too soft and are going to lose money as a investor.

There are hard costs and soft costs with a project.