These include mortgage payments, taxes, insurance, utilities, and HOA fees, etc. that occurs during the Rehab period and up until the property is fully rented.Are you sure you can get the property Refinance in only 2 months after purchase?  

The rates went up big time yesterday btw Once you figure out monthly mortgage payment, property tax and insurance and the total is substantial lower than the market rent then it’s worth looking into.

Of course, then you won't have anything leftover to cover any damages, which is why most leases prohibit tenants from using it as payment for the last month's rent.

I have a client that is interested in purchasing a large estate to use as an assisted living facility, but they aren't currently able to swing the down payment.

As far as her grandpa and dad go I'm planning to have them help me with my down payment and then add value, and refi out.

There's a reason credit cards can't be used as down payments and the reason is that lenders want you to have skin in the game.

At best, you should hope to break even after mortgage payment and owner-paid utilities. 

That on top of the escrowed payment of 1 year of property taxes and insurance upfront (which was not disclosed to me, until I got a loan estimate) has also increased the down payment by $7,500.

I'd recommend paying down as much debt as you can as it's a guaranteed return and gives you flexibility once the payments are gone. 

It’s a four plex and the garage is being rented out as storage to non-live-in tenants.