I and many other investors tend to underestimate rehab expenses so it's a great idea to build in some cushion. 

It could help for word of mouth referrals by other tenants.

They do a great job for all of my client referrals on their portfolios.

Some investors thrive in this type of market knowing they will have strong equity growth as regulation tends to lead to fewer players, fewer available rentals and therefore higher prices (rents and property value).

Happy to share a referral link where we’ll both get a free month if you’re interested.

However, houses in Mobile aren't particularly expensive so anyone that plans on staying in the area for a while tends to purchase a house instead of rent.

If it was collected as security deposit than it should be used toward damages and advanced rent would be towards rent.Like @Nathan Gesner alluded to, we tend to use the total funds towards what the "right thing" is and the most important first.

Honestly the high fees combined with lack of transparency and high appraisal costs, a whole month of UW (longer than normal), etc. would make me want to switch lenders right away because IME the lenders with high fees and high appraisal costs who drag their feet like this also tend to be the ones to continue delaying, have things get stuck in underwriting, say one thing while delivering another, have poor communication especially between UW and origination, bad customer service, can't close when they say they will, etc. and it can be a total nightmare. 

Personal referral would be preferred:-)

@Llewelyn A. and @Ralph Chiaia may be good folks to reach out to and see if they have any referrals/recommendations!