Areas like Oak Hill/Fayetteville tend to have great STR performance during peak outdoor months, but winter softness is real.

Always factor in soft costs like permits, design fees, and contingencies of 10–20%.

Here are some of my numbers to be more transparent:Land $100k (owned free & clear) | Soft Cost $26k | Build $250k | ARV $460k | Exit: sell on completion

The fix took about 4 months, and in that time, the market became soft.

I would agree, the market is a little soft when it comes to home sales. 

Depends on demand if market is hot  worse lot first  if market is soft and going to get better you start with best or better..

Your 'cost' should include everything, from land purchase, soft costs, holding costs, and hard costs.

They use this for both "hard" and "soft" costs.In my experience with my developer clients, most use a minimum of 10% and go up to 20% for more risky (or higher cost) projects.

Someone comes in and uses lead roof materials, electrical conduits, a tank lining, soft solder, orparts from China all which have lead in remodeling after the certification...I know lead is dangerous for children.

Executive summarysponsors overview (SREO, PFS, .. showing strong experience and liquidity)capital stack if raising money from LPs or silent partners, (summaries. who are they, are they experienced LPs, is the capital raised.. common questions)Pro Forma and all financials including soft costs, hard costs, horizontal budget, vertical, permitting/zoning requirementsbuilders and contractors resumes / verificaition of the ability to complete the projectmarket CMA showing the need and demand for the build also known as an offering memordanum (just not include the ask)that should be enoguh to get you some LOIs and looks.this is a very high level response and i do this every day so i am happy to talk more in detail, its a lot - just text or call me. cell below - good luck!