It is the same as freedom soft .

If I can find properties online, obtain soft/hard money funding online and by phone, share ideas with you folks online...

In my mind the marketing is softing.

The acquisition cost is $375,000, construction cost $3,080,000, soft costs $137,000, Contingency $150,000 for a total cost of $3,742,000.  

Some buyers want to do nothing and are afraid to pick up a paint brush, so this will help alleviate that. 

Beside All other soft costs, How do you track the cost to build a 4 story building in downtown Jersey City or Hoboken for proforma valuation. 

---------------------One final thought (sorry this is so lengthy) - while there are bad apples in every profession, it may be unwise and financially damaging to broad-brush any of them.

Here are a couple things that have come up a bit unexpected on me that you should consider: 1- You have a lot of soft costs missing from your stack that you will need to account for.

One of my clients most of his visits are people looking to visit family in the area but close enough for a disney trip, day trips to the beach which is 15-20 mins away, once the school is back up at full capacity FIT has a lot of foreign students who have friends and family visiting, the sports center in viera has very big baseball and soft ball tournaments multiple times a year before the pandemic but i think they have some things this on the schedule this summer. 

Brush up before making arguments, particularly when contradicting seasoned investors like @Will Barnard and @John Thedford.