So soft costs are significant, and have to be paid outside of closing up front.

I wouldn't go to Wells Fargo.  

In their view, while the market is not soft, it has largely traded sideways – hence offering the same rent rate.

Great point @Jonathan Towell personal goals wise, build a passive stream of income alongside my active income. 248 doors!

Of course it usually ends in soft (or not-so-soft) pitch for the expensive mentoring or seminar, but for $90 or so for a weekend, I learn a lot.  

The soft sell is a better approach in my opinion, at least for me.

For example, if the land is worth $50k, and your building a 2000ft2 duplex at $110/ft2, and you have soft costs (design, surveys, permits, etc) of $10k, your total cost would be $280k, which most banks will be looking for 25% cash or equity = $70k, which means you will need the land (free and clear) and another $20k in cash. 

The unexpected cost to us will be about $400 for a deep cleaning, trash removal, and some towels they destroyed. 

Back before I threw in the towel on trying to beat the market makers in the stock market and switched to straight indexing, I would always pick a couple of companies in an industry or sector that I was interested in to mitigate the business risk of any one company.

This protection plan covers you for up to $3,000 in property damage so you don't need to contest every little broken mug or ruined towel with the traveler - we'll submit and follow up with your claim for you so it can be resolved promptly.