@Stephanie Garcia Also has anyone ever used Legal Shield or prepaid lawyers??

For the people without a bank account have them get a prepaid debit card that allows ACH debits, such as the NetSpend card that we recommend.  

If you have a seller willing to provide a large  credit or price  decrease  - I would use the  credt to cover the loan fee/ points / prepaid items - good luck

The pro-rated rent is credited to the purchaser while pre-paid expenses, such as property tax are debited.When we acquire an occupied property, we like to Close between the 2nd and 4th of the month.  

Lien holder will POSSIBLY pay 3% of buyer's closing cost, escrow, and prepaids ONLY if buyer is getting financing.8.

$122k is purchase price, closing costs:$1,136 estimated prepaid items$3,253 estimated closing cost fee$467 discount (if borrower will pay)total $4,856.

You may also have usury laws to contend with in your state depending on the type of property sole and transaction.Another matter related to interest is that a seller can not charge points, that is pre-paid interest and seller financing is an installment arrangement loaning equity based on a sale price, not cash.In serving your client's best interests, it is better to advise competent assistance by a professional, such as a CPA would in a legal matter.

Inclusive of pre-paids (including initial year's worth of hazard insurance) and closing costs, I'm in for $19K. 

This helps the people who struggle to even get prepaid credit cards. 

Now they are requesting 115,957 for 3 months of prepaid interest and also for 3rd party escrow bridge fee.