.)-- Interest Reserve TBD-- 500 Appraisal (est)-- Builders Risk Insurance Policy TBDTotal Cash to close: 29172 + 6 months payments (not in escrow but demonstrated)You will likely need to wait 6 months to refinance.

If you get a mortgage, the lender will want to check surveys, appraisals, and title issues, things that don't always happen when buying owner financed. 

the rare time i borrow from other than my commercial bank that only has an appraisal fee and 1/2 point or 1 point ..

Don't pay anything upfront except appraisal fee.

The problem is that the appraisal came back super low which would put the sellers in a position that would force them to come out of pocket (possibly not having enough cash on hand).  

You’re an appraiser.  

You can look up the taxes on your local property appraiser’s website.  

I know that I've already go about 50k in equity in the property but the last appraisal was before 18 new windows @ 20k were installed.

If you tell him I told you to call he'll even waive your appraisal fee for you.

For a wide array of reasons, some of which are  fees associated with loans (origination, points, appraisals, etc) I would like to act as a private lender to the real estate investing company that my partner and I are setting up. 2.