yes to the first.
as to soft costs neither if this is what you mean:
minor or incidental repairs to get a rental property ready to rent
outside office expenses paid for before a rental business begins, such as office rent, telephone service, utilities, office supplies, and office equipment rental
home office expenses
the cost of investigating what it will take to create a successful rental business, including research on potential real estate markets
attending real estate seminars or conferences or other educational programs or classes
insurance premiums (but not title insurance)
maintenance costs for a rental property paid for before the property is offered for rent—for example, landscaping and utilities (but not the cost of connecting utilities)
costs for recruiting and training employees before the business opens—for example, hiring and training an apartment manager
fees paid to a market research firm to analyze the demographics, traffic patterns, and general economic conditions of a neighborhood
business licenses, permits, and other fees, and
fees paid to lawyers, accountants, consultants, and others for professional services; however, legal and other fees
these are start up expenses which are subject to the rules of IRC section 195
