Around the toilets and bath tubs, feel the floor to see if it is soft, this is an indication of rotted wood floors, big issues.Roof look for double layer of shingles or age. you can look in the city, permit search, for the last time of replacement, if they tell you is new ask for the permits.Sewages and water lines, yes Cast Iron and black pipes (mostly commercial) can be an issue but look for the clean out and how far it is from trees.

What are all the hard costs and soft costs associated with this?  

sellers should know how to do this.if its a sale to owner occ at the minimum Soft staging on higher end full staging like we do. 

The issue is they are super soft, and one storm will break it down the middle or at the trunk if it's still small- avoid this one! 

Another fairly easy step is a local engineering firm, they can give you the soft cost as well as the hard cost estimates, at least a ballpark per pad up front.

We have turned over 2/3 units using cash from operations and making them much nicer with granite countertops, soft close cabinets, and LTV flooring throughout.

airlines don't keep them.. and of course my credit card proved it but that was not enough.. even though I matched the credit card to hotel stays in the cities i do business and then matched that up to huds and all sorts of business contacts.. power points of presentations i made at reias around the country etc etc.. and other stuff like soft staging my wife buys for her listings.. 

Challenge was working through a stale/cold auction.com process without any opportunity to use soft-skills or get very creative in up-front contract phase.

I'd stick with black matte throughout the entire place if you can swing it.Bathroom - Furniture style vanities are nice with soft close drawers and doors.

(Condos & SFH etc)Then calculate your hard cost and soft costs and include your land cost.