Hell, I might be even-steven if we had one, and I'd bet money @Russell Brazil and @Nathan Gesner would be there with me despite the fact they're two of the smartest dudes in here because they're not soft pedalers.

Soft cost, carry cost, offsite and fees/.2 = 10,000,000 Total Build Cost 40 pads= 250k per pad Cost [250k/$150 per square ft = 1666 sqft per unit] 250k per pad x 20% = 50k for land ready to build. 

It has IHDA soft loans in place that I may assume at acquisition.I'd love to talk to anyone with LIHTC experience in Illinois.  

Is it possible to fix a soft spot without having to re-do the whole room?

Better cabinets on market st off the 805, solid wood with soft close hardware.

buy and sell more real estate.....side note: Its a reason its hard asset and not a soft asset....IMO nothing beats land and property.

@Brian Quo, when you say you will be negative $900-1000/month, does that include soft expenses like cap ex, repairs, and especially vacancy!

Keep in mind you need to account for soft-expenses as well such as Vacancy/Turnover, Maintenance/Repair, and Capital Expenses.

As someone who has been around here for a long time, when someone says something good (or bad) in the forum, I first go to their profile to see what they are about.I can soft guarantee that you will get better results by doing this.

@William HooFatt thx William -There are a lot of Small mouth bass , walleye, and occasional other fish in the delaware there .Some freshwater  eels too!