A crude estimate is 15% to 20% is the total of those three or as I call them soft costs.

That, coupled with soft wood in places, etc.

Im not entirely sure you need a private eye but it does help to brush up on your own intel gathering skills.

What can I saw, I have a soft spot for NC.

A sharp colleague of mine calls it a “soft pass”Working towards their motivation is the key to understanding why the price is what it is. 

You can spin it as a way to save taxes, or a better investment than they could get in the stock market (or whatever else they were going to do with the money), or a way to keep getting income from the property without any management hassles.Seller financing is a great example of the principle that you won't get something if you don't ask, but as with most things a soft sell is usually a better approach.

Get the seller to hold a 2nd mortgage -- if you're going after motivated sellers, or even market sellers, many of them may be in a position where they can take a large chunk of the cash now from your primary and hold a soft seller 2nd, at a slightly higher interest rate.  

Is it a hard or soft pull on my credit?

Besides the potential code changes, make sure to carry adequate soft costs for design.

I enjoy video production and am taking classes to brush up on these skills (skills that I'm sure could benefit my own real estate career).