However, the seller credit is toward closing costs and prepaids, not down payment. 

I thought it costed 2-3% or is that only if they use a debit card instead of a checking account?

My escrow went up, so I prepaid the estimated taxes and insurance, but my overall monthly premium went up although I have a fix rate.

That means if the tenant pre-paid for a year and left, you then have the duty to find someone else and not just expect a year of rent.

Ask them to pay via debit card and use Paypal or tell them you will have to add 3% to the fee to pay for the credit card fee.

We use cash app to generate the 10 debit transactions.

There are free tools online everywhere, but basically you want to do the following:Gross Potential IncomeLess Vacancy= Gross IncomeSubtract the following expenses:Real Estate TaxesHazard InsuranceLiability InsuranceMaintenance (yes, even if you plan to DIY)SuppliesProperty Management (yes, even if you plan to DIY)UtilitiesLawncare/Snow removalLegal Costs (evictions, LLC formation/maintenance)Bad Debt (non-paying residents)City Occupancy LicensesPayment processing fees (for debit/credit cards)This will get your Net Operating Income.Then subtract debt service. 1st mortgage2nd mortgage (if applies)Line of Credit (if applies)This leaves you your free cash flow.

You’ll need a true, thorough, preapproval, understand how much cash you’ll need to close (about 6% closing costs and prepaid taxes/insurance).  

Even Bernie Sanders has three homes so not so worried. will also look into the tokenization of new real estate assets without conventional mortgages from banks. the Renters will also all have bad credit so only interested in Debit scores now. positive payments like a score of 60 for 60 months' rent paid on time. my side hustles on StartEngine like @MSBAI have grown even during this pandemic so see multiple ways around any walls created by closing current loopholes.

Appraisers typically grab 3-5 comps that often are debatable by local experts, and play with the numbers and give debits/credits, based on some differences from the subject property.Most seasoned realtors that work a niche market area, are a better judge of actual current fair market value, than appraisers are.