Every lenders rate stack is different, so unfortunately only your lender can tell you how many points it'll take to buy down the rate.Break even point = (difference in cost) / (difference in payment)If you think you'll refinance or sell the property before the break even point, financially it typically doesn't make sense to buy down in points (however, consider tax benefits if it's your primary as you may be able to write off the up front points -- which is considered pre paid interest).In you scenario (assuming a 30 year loan), the difference in cost is $3150 and the difference in payment is $52.

@Ryan Bakerian- yes  as  most  lenders  rental proeprty  rate/ term refinance max loan to value  is  75%  of appraised  value ....if loan to value allows it - he can also  roll in any loan fees/ closing costs and prepaids into the new loan 

By building a seller credit into your offer, the seller can pay for ALL of your closing costs and prepaids, and you will get your earnest money back, plus any property tax proration credit as applicable.

So for example, if you prepaid the loan by $50k it just deducts from the back end. 

Here is my interpretation: You cannot deduct the full amount in one year. 75% of the points (other 3 units) if you use unit count = $9168 divided by 30 years your annual deduction is $305.60    Points are prepaid interest -treated as interest on Schedule E.

Current rate is 3.My normal closing cost (excluding prepaids on insurance & property tax) for a conventional 30yr mortgage for similar SFR has been $3800 - $4100 range.

run out and get a pre-paid credit card and/or a "normal" check card ASAP.  

I also negotiated 3 months pre paid rent. 

Account Closed Property taxes paid to the taxing authority are deductible in the year paid, so prepaid 2018 property taxes would be deductible in 2017. 

.- Not saying it is an industry standard to charge 16% in closing costs but it once you add up all of your prepaids, other costs, and unfinanced fees its not completely unheard of.In the end, yes - always get a second opinion.