Some markets are flush with 2/1 and the rents are soft and have longer vacancy; or visa versa.  

I feel like I'm just running in circles, and I can't take any chances on soft inquiries on my credit asking mortgage lenders these possibilities.

It is a high risk endeavor as there are costs to construct, the $90-$110 per SW ft number but also the soft costs which are tap on fees, permitting, erosion control, appliances for kitchens if you provide those.

The LA City Council recently enacted the strictest seismic regulations in the nation that will impact an estimated 13,000 "soft-story" wood frame buildings.

OK thats a completely different slant I was thinking you were in DFW.In our market NO one does not re qual ... your wasting time.. its not mandatory of course but only a very soft agent would not re qual a buyer.

Then things went soft for a decade.  

That's 82 cents on the dollar. before you pay for closing, soft costs and do repairs.Where is the deal?

Hi @Sammy FreemanWhat you have pointed out about buyer's being less likely to choose your house in a soft market is right on point.

We put the stain in a small handheld paint sprayer,   And he put a coat of stain on the bricks while I followed behind with a dry towel, wiping any drips.

Therefore it is a lot easier AND CHEAPER to leverage the good deals you can find into relatively soft term loans (lower interest, lower down payment, lower points) or into JVs with money partners like you've done, but on good terms for YOU.In a slow market when it's a lot easier to find deals - the money usually becomes quite hard to come by.