I'll add those soft costs to my wholesale/assignment fee.  

Not any of the site or soft costs?

Just did a white Shaker kitchen, with a dark grey island, 36" uppers, light rail, crown, two fridge panels, soft close doors and drawers and paid just under $3400.

But it's hard to just paint the situation with a wide brush.

its not that HML have easier terms than banks many don't.. its that banks simply don't like fix and flip financing no matter who you are .. and the HML provides a niche that banks wont serve.buy and hold any number of lenders do that from soft money to national lenders. 

This feedback could help you understand (A) were to brush up and (B) how to present yourself better to the next set of developers you talk to.P.S.

I've analyzed it in greater detail and the numbers look great, and I put in a soft offer to see if the seller would entertain negotiations.

I'll tread softly.

Then you start collecting names and "soft commitments" of the amount of money people would invest if you found the right deal.  

The seller has already provided soft copies of the 1040 to the bank but with social security numbers and other personal information blurred out.The question is... why does the bank need the sellers 1040 from IRS?