I've seen prepaid items such as taxes and interest rolled into loan on initial good faith estimates (about 4K) for refinance.

Current Numbers:Purchased for 95k in 2005Note Balance $59,830.20Rate 5.75% 30 yr fixedMonthly Payment P/I $675.35Rent $1000.00Cash Out Refinance NumbersCash Out $13,885.73 + about $1500 from our escrow accountDebt to be paid off $60,000.00Est Prepaid Items/Reserves $2160.27Est Closing Costs $3289.00Loan $78,750 15 yr fixedRate 4.5%Monthly Payment P/I $831.09Rent $ 1000.00Rough Numbers If I SoldSell Price 110kLoan Payoff 60KCommissions/Closing costs 8kCash to buy a better deal 42KSo based on all this, what are your thoughts BP?!  

(https://www.thelpa.com/) they can give all of the forms you may need along with state specifics for a yearly membership of $99. if you wanted to go beyond that to have an attorney look over the forms too, you could always so something like prepaid legal (under $20/mo) and have them look it over to verify your not missing anything... though I've never had any issues with their lease in court.. 

If they opt for the pro-rated rent they will pay the reduced amount for month #2 since month #1 was prepaid at lease signing.

Do Not agree to pay "all closing costs" if the buyer is getting financing, there will be an argument about the 4-6% in fees, prepaids, etc. the buyer needs to pay with a financed deal.  

If we have an applicant that falls a little bit short, but we think they'll make a good tenant we prefer to take additional deposit.When you take additional prepaid rent that gets used up during their tendency while the additional deposit stays until they move out.Often times when the tenants pay the additional deposit you want to make sure they get that money back when they leave and them more incentive to leave the property in good condition.Kevin

Tenant agrees to a new termination date of the lease of July 31, 2015....Landlord agrees to refund to Tenant all unapplied pre-paid rent less costs for damages, utilities overages, cleaning, and financial remedies upon the date Tenant quits and vacates the property.Would you recommend billing the tenant for the damages from Question #1, or go ahead and deduct the amount for damages from the rent refund just as the tenant signed and agreed to in the Early Termination agreement?

Thanks for the replies BUT I figured out the answer myself .... not worried about being sued I got PREPAID LEGAL on speed dial.....

Consider any due on sale clause filing an option.Owner occupied, have a mortgage originator qualify the buyer.Do not put contingencies in an option that require performance, like paying rents agreed, it will invalidate the option making it a purchase contract, an optionee may not be required to perform in any aspect under an option.The lease and option are separate contracts, the lease may require performance, like paying rents as agreed.A residential tenant may not be responsible for repairs, IRS requirements.On a 3 year option, it will be better if you were to pay $3,600 as seller concessions to closing costs, she must pay pre-paids under most mortgages.

Credits to settlement costs excluding pre-paid items such as insurance or taxes, is not financing as those credits don't reduce the purchase price.