Well, looking at this -  where you've included 8% for maintenance & repairs; 8% for vacancy is a decent amount for those soft costs. 

@Courtney Bass We are just in the process of buying so I can't give you a true evaluation yet.

The soft cost is around 15%.

As far as tenants; I don’t know California’s laws but basically you advertise, screen, get a landlord type of insurance policy, sign lease, set expectations, take care of tenants and home but don’t confuse that with being soft on due dates etc.

New construction probably sells for 3x construction hard costs, soft costs, interest, etc will probably eat up total of 50% of exit value.

And that she did little to find a solution when I tried to find a soft landing for her.

Did you consider other soft costs?

I'll add those soft costs to my wholesale/assignment fee.  

Not any of the site or soft costs?

Just did a white Shaker kitchen, with a dark grey island, 36" uppers, light rail, crown, two fridge panels, soft close doors and drawers and paid just under $3400.