Also,  make sure your turn over costs account for the smoke damage.

And you avoid things like damaged properties (guest insurance from airbnb or prop manager themselves cover that), evictions, collections, etc.   

As mentioned seller credits are the best path as title insurance and taxes are pretty much fixed.

If the tenant is dilly-dallying in paying the repair costs for (not wear-and-tear) damage for more than 1 week.

Your best bet for that size will be local banks and credit unions, good luck.

I'm not an attorney, I haven't been hired to litigate damages and go back and fourth trying to prove or disprove who knew what when. 

If you develop a great relationship with local credit unions, you'll be surprised by what all they're capable of.   

If you are taking care of things, any punitive damages would zero or very small.

Hi Nate - It'd be worth asking the lender for a detailed breakdown of closing costs for this program, as well as an estimate of the interest rate you'd get with today's rates (they'll probably need to pull your credit to do this).

I have been battling with the credit bureaus for 15 years between 2 divorces, and multiple incidents of identity theft (the untold effect of military service).