You don't have any cash flow, you have reimbursed owner funds received from rent in the amount of $208.75, you basically prepaid the rent for the tenant at closing and they are paying you back in monthly installments until all of your cash is out of the deal.I showed him he doesn't have true cash flow until year 7 on the deal when he gets his $18,800 in cash out of the deal (down payment, closing cost, etc). 

Every lenders rate stack is different, so unfortunately only your lender can tell you how many points it'll take to buy down the rate.Break even point = (difference in cost) / (difference in payment)If you think you'll refinance or sell the property before the break even point, financially it typically doesn't make sense to buy down in points (however, consider tax benefits if it's your primary as you may be able to write off the up front points -- which is considered pre paid interest).In you scenario (assuming a 30 year loan), the difference in cost is $3150 and the difference in payment is $52.

@Ryan Bakerian- yes  as  most  lenders  rental proeprty  rate/ term refinance max loan to value  is  75%  of appraised  value ....if loan to value allows it - he can also  roll in any loan fees/ closing costs and prepaids into the new loan 

I personally carry 7 debit cards that represent my 10 properties and it can be frustrating while you're standing in line at Home Depot flipping through your wallet to find the right one. 

By building a seller credit into your offer, the seller can pay for ALL of your closing costs and prepaids, and you will get your earnest money back, plus any property tax proration credit as applicable.

Here are the best reasons I've heard from tenants who were late on rent:-'My son used my debit card on some Christmas presents for himself and I just found out and am canceling the orders.

So for example, if you prepaid the loan by $50k it just deducts from the back end. 

It's $2 for a bank transfer and 2.75% for credit/debit transaction.

Most times, if an appraisal is required, the client pays for it at the time the appraisal is ordered on a credit or debit card (see if your company has a secure way of requesting this from them)That's really going to be it in most cases.   

It’s like the automatic debit method that some bill companies do.