Out of pocket costs before closing

[Jeff Fairchild]

Other than earnest money, what total costs will I have to pay out of pocket before closing?

So I put a property under contract and then open title. I'm guessing I don't have to pay anything to title company up front.

Then, I call an property inspector to come out and inspect the house. How much should that cost? Can I get that cost delayed until escrow? How? If not, I guess I could find a way to delay paying the inspection until my investor pays me his earnest money and pay it out of that. What do you think?