Tell then you will sponsor the rent on the instrument if they join the school band for drums, electric bass and guitar, maybe a few on a trumpet and violin. 

The bulk of my time and energy drain on this one was finding hardwood to best match 60yr old soft fir 'hardwood' flooring, figuring out how to blend old asbestos tile siding patches with something modern and the main drain and in-wall dryer venting. 

A 16 unit multifamily can qualify for a 35 year fixed rate loan under the HUD 223(f) loan program, however the fixed soft costs involved with that program generally are not economical for a request of that size.

Even custom cabinet boxes are made cheaply anymore.You can easily add soft close door dampers for $2 each cabinet to upgrade (search Amazon for these). 

It is probably pine which is soft and will come out with real character. 

If you press in on it, is it really soft and moves a lot?

Personally, I think that's bass ackwards.

A TIC is a unique structure for holding property in that while we technically had our own units (our building was built as a over under duplex with a soft first story (garage and storage areas and services (furnaces) underneath the 2nd floor living unit with 3rd floor living unit on top. 

One of the challenges in nailing down a price per foot right now is two fold - everyone has a different idea of the "cost" to build - some will just include the hard number, others provide the all inclusive (demo to doorbell) soft and hard costs - everything excluding land, closing and financing costs.

The tax bill link you posted does not show the property address (“unassigned”) of the parcel going to tax deed auction but it shows the owner as Roy L Bass who lives at 414 SE 12th ter   In any case, a vacant lot in a low income neighborhood is worth virtually nothing, which is why people let them go to tax auction all the time.