Cash to close is usually the down payment, points, any other lender fees, prepaid interest and insurance, and your standard closing costs. 

you also need reserves when you buy a home. usually 3 months. in addition to down payment you will/may have closing costs (some programs allow you to roll those into the loan) and you will have "prepaids" such as taxes, insurance, HOA fees, etc.Sounds to me that you should opt for a little longer hold period.

Don’t forget that interest paid as part of payment is deductible in the year paid, whereas prepaid interest (the $3800) option must be amortized over the life of the loan.

Prepaid deposits retained along with prepaid taxes or insurance premiums should be adjusted.

The extra $5000 is used to pay closing costs and pre-paid items like insurance and taxes.*** There is no money needed in the transaction except a $500 application fee.

should i get a couple pre paid flip phones? 

Broken down ($1870 origination charges, $690 appraisal, $1350 title service, $416 tax, $484 prepaid insurance, $320 initial escrow, $360 home inspection and title insurance).

Any payments on the balance remaining from the original loan must be included in the debt-to-income ratio calculation for the refinance transaction.Note: Funds received as gifts and used to purchase the property may not be reimbursed with proceeds of the new mortgage loan.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).All other cash-out refinance eligibility requirements are met.

What protections do new owners have from tenants who can falsely say that they prepaid 20 years of leases upfront?

For the first options it's FHA with DPA and my total cash I need to put upfront is $ $7490 ( down payment, closing costs, prepaid escrow reserves).