The lender fees are $3200 and the pre-paid escrow accounts with loan interest is $2000.

This is on top of the $4,672 in closing costs a d $5,861 in "prepaids and initial escrow payments".

We have no origination fees on refis over 100K, but you still have prepaids, title, transfer taxes, and appraisals that will need to be paid.

= ~$2400 (Estimate)Pre-paid insurance?

VA mortgages are zero down and you should ask the seller to pay your closing costs and pre-paids. 

.- on 203k loans make sure your loan officer connects you with a local HUD consultant who can review the property to let you know the min required repairs that will be required by FHA so that you can decide your "wants," and "must haves," and find a fine balance in between the two to arrive at the highest and best use of your proposed purchase- 3-4 units with FHA also need 3 months of reserves- 3.5% down payment is 3.5% of the total cost which could consists of purchase price + reserves + inspection fee's + rehab costs + closing costs + prepaid interest up to 6 months.The cool thing with 203k's are that you can use the ARV rental income with the after improved property as well so in a way 203k FHA's have an easier time meeting the self sufficiency rule with FHA 3-4 financing since regular FHA financing on 3-4 units without 203k will have to use the lower of current rents or market rent.

If they offer a temporary buydown then the buyer can take advantage of the former while still participating in a nice rate.However, contrary to pre-paid interest or straight buy-downs, the temporary buy-down can be credited towards a refinance in the event that the rates plunge sometime in the first year or so.This is in essence like a crampon for an ice climber - it allows the person to take advantage of the scenario at hand to effective achieve a result.  

The guideline states "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 delayed financing guideline states the the new loan amount cannot exceed the borrowers initial investment. 

I've had tenants do just that and leave two month's prepaid rent in escrow!

Closing costs and pre paids are the other factors getting me to the 10k I am thinking I am needing, what are options for negotiating seller to pay closing costs?