At $89k ask, there are $5,500 in closing costs ($1,500 of that is tax prorations) and then $2,100 in prepaids (insurance/taxes).

So you open up a new bank account in CO, and give someone you know in Colorodo ATM authorization to use your debit card and put a prepaid amount on there for them to buy groceries each month as a tip for doing you the service. 

I would structure it as a note to be created with 4 years prepaid interest and 4 year balloon for 850k.

Prepaids = $153.70F.

.- At closing:  Down payment, points, other lender fees, prepaid insurance (most lenders want you to prepay for either the length of the loan or a full annual payment), prepaid interest (usually interest till the end of the month), and standard closing costs (from your closing agent). 

$284,750, it’s your cost of the building portion plus 85% of your closing costs not counting prepaid taxes and insurance.

I will also have another $2600 in pre-paids that cover the mortgage for 6 months and 7k in closing costs.

Closing costs for me average 4-5k this includes pre paid insurance and taxes

I'm glad I only deal in cash, seems lenders can be a real nightmare and if my numbers (and I assume any number, taxes, prepaids, etc) aren't rounded off there is a high probability of issues.

.$1234 = Rate extension lock fee$1357= Prepaids$477 = Appraisals$1095 = loan processing feeThey took $1792 from me in Dec 2017 for appraisals and initial fee and fooled me by giving 3.875 but in reality my rate turns out to be 4.25 and it will take me 7+ years to recover all this fee ($3024 + 1234 = around $4300).