Pre-leases are possible, but generally are either done by very sophisticated owners and tenants or between parties that know each other.While there is no prohibition against using pre paid lease amounts for your down payment in commercial deals, any deposits may be strickly regulated by you state.

The downside -it can be extremely difficult to get rid of someone who has pre-paid.  

When a copy of notice is sent through the mail, as provided in this section, service shall be deemed complete when such copy is deposited in the United States mail in the county in which the property is situated properly addressed with postage prepaid: PROVIDED, HOWEVER, That when service is made by mail one additional day shall be allowed before the commencement of an action based upon such notice.

This way, seller would prepaid all the rents for April, and it gives me time to settle and get everything setup with the tenant. 

He said let's use a prepaid card and he never used it.

Granted rents are pricey around these parts, Also look at some Mr Money Mustache posts and Fire podcasts for cost savings ideas and to get into the mindset. 2) From what lenders have told me with FHA Loans, you can receive a credit up to 6% of sales price, which if negotiated, you can likey  take care of the closing costs (and maybe prepaids??). 

Prepaids has a property taxes of 6 mos = $1,1516.84, but the G.

Again, points may not be charged by private lenders, it is prepaid interest and reserved for institutional and registered lenders, so forget about charging 5 points and 15%.

You can only receive a deposit if you have a written rental contract (RCW 59.18.260), but I am aware of nothing prohibiting prepaid rent and find it to be common practice in our area depending on the quality of rental.  

Points are pre-paid interest.