@Matthew ChanIn general, you can't deduct items before putting the property into service.Speak with your tax professional about the timing.

You know the drop from the inquiry, and you know the credit utilization, but the highest weighted item is your payment history, which you neglect by not using the card regularly:https://www.myfico.com/credit-education/whats-in-y...

Working with someone buying one is a certain amount of work, but once you train a buyer on the process, it runs pretty smoothly and there are a lot fewer items to cover on the second and third, etc.

Also unless everything is brand new, 5% is low for CapX, typically I budget 10% for CapX since they are inherently expensive items.

The lesson: always know the condition of the big-ticket items, as well as the costs to remediate any issues.

I have spoken to my lawyer and she says as long as there is a line item that says title will pay for the discounted fine (lien) and document that states proof of days for property to be in compliance i should be fine.

You really just need to know about the big items (foundation, roof, hvac, plumbing, electrical...that stuff).

And @Tina M mcdonald, you are also correct--IF you don't have those items in place, it COULD be a sticky situation. 

I just entered my best estimate at all the expenses itemized and that's what came up. 

I'd safely rule out item #3 because you leave whatever equity in the property and this takes the longest time to refresh your cash/credit pool.