Fees to close escrow on a home include costs such as origination charges, appraisal fee, home inspection, title search and lender insurance, prepaids (such as homeowner’s insurance and prepaid interest), and title insurance.After taking title and moving in, the part of the property being rented out will need to be made ready for a tenant.

Fannie Mae guidelines state: "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)."

In reading the Fannie Mae guidelines, here's what it says:"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)."

That way you don't find yourself in danger zone after 9-10 of their pre-paid rent being used.  

Certain schools or TDY trips "Include" DOD Lodging, ie it's prepaid by the government and included with the cost of your trip.

A private loan/lender cannot charge points, only registered lenders as that is prepaid interest.

Make sure you get a credit for any prepaid rents at close and if any tenants do pay the previous management company it should not be difficult to get those back.

The soft costs like notary fee, doc prep etc. will vary slightly from one title company to the next.I typically don't view escrows, reimbursements and prepaids as "closing costs" for property analysis sake of a long term rental because these are costs you owe as part of the annual and monthly cost of ownership, not transactional fees.

You might also do some research on what steps you can take to improve your credit - ie a prepaid credit card, etc. 

I wouldn't dare attempt to shame someone who is building their business because I didn't like it or had some "psudo-moral aversion" to wht they did, Please.As already stated, talk to a lawer, possibly join a "prepaid" legal service or legal network;  if it were me, I would become very astute in the area of contracts; moreover, taking a class is a very good idea, seeing how you may be in this business for many years, not a Guru class but a college level, legal contracts course.