I'm making the offers looking for a soft spot, a seller that is ready to let it go or someone that is looking for my better terms than the rest of the offers.  

If it's a steady or soft local market definitely go through a realtor. 

Somewhere in my searches I remember seeing a provider for direct mail that would sent out "soft offer" contracts with the mailings that were customized based on the info uploaded through the list information.

What he gave you is hard costs more like 150/sf if you're going for granite but have the rest as rental grade. soft costs without financing costs around 100k minimum in CA in most urban.

Remember about these soft factors while deciding on a type of property - this would help keep your vacancy rate low and help you find the best most qualified tenants.

They have those soft close drawers that everybody loves.

@Mike Hurney I am currently an owner occupant of a condo which I purchased through a MA state program, Soft Second mortgage (no pmi, subsidized).

The other day my 4 year old ran into the kitchen and said "Daddy can you give me a towel?".  

When your just starting out you hear lots of terms like soft and hard money lenders...can anyone explain this to me?

Tenant is quiet and soft spoken.