Any prepaid rent needs to go into your escrow account and only be paid out monthly when it is due. 

For context, I have a landscape design company, that services both residential and commercial properties, no overhead, and all of my jobs are pre-paid. 

The website 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)."

The most I would take is 2 months, ,,,, first,  last and get same for security deposit.. up front rent is time bomb.. some like it other's don't  I never accept pre paid rent that would go into the next tax year,, to much paperwork... 

.$20,000 to $250,000 loan amounts.No annual fee.15-year draw period & 15-year repayment period.For single-family and multi-units, condominiums, townhomes, second homes and planned unit developments.Fixed-rate loan lock option as low as 2.99% APR (Minimum 60-month term required) .Apply up to 3 fixed-rate loan locks at any time.Fixed-rate is based on credit history at time of loan origination.Interest Only.No prepaid penalties. 

There are typically two specific types: a Permanent Buy down, and a Temporary Buy down.a) In a Permanent Buy down, a sufficient amount of interest is prepaid to lower the rate permanently. b) In a Temporary Buydown, only a sufficient interest is paid to lower the payment for the first three years. 1) The reason to temporarily “buydown” a loan is to lower the current payments, thereby more easily qualifying for the loan.

US Dept. of Justice on Realtor Rebates        https://www.justice.gov/atr/rebates-make-buying-home-less-expensive         https://www.justice.gov/atr/competition-and-real-estate-state-31                                                                  FREC (Florida Real Estate Commission) Rule 61J2-10.028 paragraph (2)The sharing of brokerage compensation by a licensee with a party to the real estate transaction (i.e. the buyer or seller) with full disclosure to all interested parties is not considered a violation.Facts: Seller Concessions to pay for Buyer's closing costs and prepaids are NOT the same as REALTOR REBATE. 

They do this through a combination of a) The stated rate of interest, b) The points (pre-paid interest) they charge and c) The fees they charge for things like: loan releases, draws and extensions. 

You'll have to pay points and fees at closing, along with other closing costs (escrow fees, title insurance, prepaid hazard insurance, prepaid interest, prorated taxes, etc).  

You could use FHA loan at 3.5% down and ask for concessions from seller to cover your closings costs and pre-paids.