Using established value of made up property from a CAP rate of 6% say $1 million dollars.If hard costs are $500k and soft costs are $100k$1 million minus $500k minus $100k would give us a property worth of $400k.

Not sure what lenders you are using, but some lenders do soft inquiries for repeat customers. 

Time to research who he used for title, type of entity, who is his CPA, look for a soft introduction.

Likely though you will need to professionally clean any soft surfaces such as carpet, draperies, or furniture.

Got a soft LOI for $49mAll my buildings have appreciated a ton -- but I've also got to enjoy a ton of cash flow from them in the meantime. 

"pain and suffering", "future loss of enjoyment", "rehabilitation for the injuries" - 20 visits to the chiropractor who would need x-rays, MRI's to make sure there is no soft tissue damage, who the heck knows?!?

Proof of funds whether it’s hard or soft approval has been a huge challenge for me

If your demo, soft and build costs are another $200k, then the total cost is $250k, they would lend up to $187.5, which would require you to put up the other $12.5k in addition to your original purchase of $50k.  

I just closed on a 2800 soft, 4/2, 3 car garage on a big corner lot in the Avalon part of Pittsburgh.

To avoid plumbing and water damage, check for spots on the walls and floors that look discolored or warped and feel to see if they’re soft or mushy.