we have also found that people have removed or replaced old mechanical floor vents (18"x24"), which ends up with a soft spot because there are no floor joists there.  

Not much inventory in general but a few market segments are soft (downtown condos, fixer-uppers and anything tenant-occupied).

Can we instead pay for the rehab/soft costs through out s corp to minimize tax?

The coal mines will be closed in a few years and from what I can tell the rental market is pretty soft and inexpensive right now as people leave a town in transition. 

They are also softly claiming they haven’t done anything wrong and May be it’s a different issue. 

@Matt M.To take that metaphor in a different direction: people wearing ties and jackets tell you not to worry, we're getting "a soft correction" soon, you look out the window and see this.

Let's say you borrow money from what's called a soft hard money lender.

You can test it by using a spray bottle and 50% white vinegar and water- soak until soft and pull from a corner.

@Justin Bass...hit me. 

Comp the property, get a soft preappeoval (no hard inquiry) and then priority mail a letter (stands out).