Just don't dwell and just make sure not to throw the towel. 

The last building, it was listed for $1.8M, needs $300-400k in deferred maintenance and soft story retrofit, went for $2.1M and I was surprised it didn't go higher.

There should be a specific day of the week/month that refer is cleaned out of "forgotten" items.Your Rules should include cleaning up before leaving the kitchen (washing dishes, utensils, pots, and cleaning prep and table areas used) as well as rinsing tub surround and hanging towels to dry in their own rooms.

I have been investing in B-more for over 40 years - my suggestion is to study the market, learn creative financing, make offers and look at 20-30 properties every month until you feel you understand -values - in Baltimore the values change from one block to another - understand that.comps, be sure you have access to comps and understand the real comparison financing - hard money - soft money - seller financing - delayed settlement - joint venturing -etc.contracts - what will you use a MAR 35 page contract or a skinny one page with one contingencyunderstand the auction business - learn how to use auctions to sell your dealsattend auctions - meet REAL INVESTORSmeet real investors (many of the attendees at REIA's are not pros and looking for help from each otherlearn to recognize BS from real good information - talk is cheap - KNOW-NOTHINGS like to talk - talk is is free, it makes them feel important!

We recently went to Wells Fargo as one of their loan officers claimed that they do such HELOCs all the time however, after handing over all of our paperwork, we are now being told that since we show no rental income from the property on our last 2 years tax returns that they can not do the loan.  

Food everywhere on the countertop and sugar crystals from soft drinks everywhere. 

been on the market too long""But I am excited about this next house""Yeah, man, I still can't believe Tony Romo finished so soft again""Look at that squirrel"I could go on but I won't...

I am building a 700 sq feet detached 2B 2B, I have budgeted for $200K for construction & soft costs.

There was an old post on BP,  but I believe is inaccurate as it describes soft cost development on land,  but my understanding is that you would actually own a share of the land,  and partner with the biggest and best developers in the country to build mid to high rise buildings.  

Does this happen, and is the answer hard/soft money or creative financing?