I have some funds in a couple different 1031 exchanges.  I have a piece of land under option, that I have been working with the City on a lot split and plans for construction of SFHs.  Let's say my purchase price is 4...

Point is, though, that title fees, recording fees, and prepaids will mostly be the same.

We will receive the refundable portion of the deposits as well as any pre-paid rent.

Landlords would take large deposits or prepaid rent if there is no credit history due to being new here.

My other prospective tenant is willing to pay a double security deposit (prepaid rent) because his credit is week. 

Loan fees, appraisal fee, lawyer fee, inspection, land survey, title survey, title lender policy, prepaid escrow item.

I would say no because 1) she doesn't report her income (not a good sign) and 2) if you feel a larger deposit or extra prepaid rent above what you would normally require, it would seem that you are already expecting her to be a liability - which usually, they will be. 

Also note if you do a VA IRRL (or any refi for that matter), there will still be closing costs and prepaid costs to process the refi. 

So, if borrower prepaid 6 months interest and payoff happens in less than 6 months borrower gets money back.2.

But I just got disclosure docs, rate is real, and lender pay all closing costs (other than prepaids, taxes etc).