The requirements (that I got from my lender) are: "the new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV and HCLTV ratios for the cash-out transaction based on the current appraised value)."

Even if you plan to represent yourself to avoid paying agent fees, I'd still expect there to be pre-paid expenses like property taxes, homeowner’s insurance, mortgage interest, title insurance/search fees, government recording fees, surveys, appraisals, attorney's fees, etc. 

Prepaids - If you escrow taxes and insurance they must hold and charge appropriate months for Tax/Insurance3.

If a Loan is sold to Sprout that is subject to a prepayment penalty, then the term of the prepayment penalty must be 3 years, and the prepayment must be for 6 months of interest on such portion of the loan principal that is (i) prepaid within the term of the prepayment penalty, and (ii) exceeds 20% of the original principal amount of the Loan.

I've heard of fellow investors doing this with their commercial loans with prepaid interest penalties, but I'm not sure if these could be done on conventional loans without refinancing.If anyone has done this, would be interested in hearing about how you did it and what penalties/fees were involved.Thanks!

The Home Depot Prepaid Mastercard® is issued by MetaBank®, Member FDIC, N.A., pursuant to a license from Mastercard International Incorporated.

Unless you are including your taxes/insurance-prepaids?

Now as far a prepaid lease, if and only if the screening doesn't look to bad the I would probably do a 6 month lease prepaid and then go month to month.

The former are generally amortize as an intangible asset, but you may be able to deduct them in full as prepaid interest in the year you pay them if you meet certain requirements and you itemize deductions.  

The estoppel agreement prevents the tenant from credibly claiming their lease term is different than reality, or that rent was prepaid for X number of months in advance.