But, QBO gives a great financial picture as long as you manually enter prepaid expenses, depreciation, loan paydown, etc.

$4,200 in taxes (prepaid costs), $8,200 in closing costs

The best way to "sell" the owner is having prepaid points on the loan.

The amount of cash you need to bring to close and the "closing costs" are usually two different things but the amount of cash to close can be significant depending on how much "prepaids" are required by the lender to be put into escrow.

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

The cash back is pending on what my house appraises at, which could be $190K to $210K.Summary:All 30 year fixedOffer 1:Offer 2:Offer 3:Interest Rate4.254.3754.875Total Closing Cost$103,734$108,913.33$106,790Base Loan Amount$150,000$150,000$157,500Cash To Borrower$46,266$41,870$50,710New Monthly Payment$1,275$1,285$1,327LTV75%75%75%Estimated Home Value$200,000$200,000$210,000Offer 1:Rate: 4.250%Loan Cost/Closing Fees: $8,816.24Loan Cost: $8,775Initial Escrow Payment at Closing (Taxes & Prepaids): $3,273.15Loan Amount: $150,000Discount Point: $2,917.50Cash-back: $46,265.76 (home estimated at 200k)New Monthly: $1,274.58.16 ($833.50 for Principal and $494 for taxes & insurance)Offer 2:Rate: 4.375%Loan Cost/Closing Fees: $13,995.33Loan Amount: $150,000Discount Point: $2,062.50Cash-back: $41,879.02 (home estimated at 200k)New Monthly: $1,285.88 ($748.93 for Principal and $536.95 for taxes & insurance)Offer 3:Rate: 4.875%Loan Cost/Closing Fees: $11,872.00Loan Cost: $9,000.88Initial Escrow Payment at Closing (Taxes & Prepaids): $3,248Loan Amount: $157,500Origination fee/2.125% of Loan Amount (Points): $3,346.88Cash-back: $50,709.90 (home estimated at 210k)New Monthly: $1,327.16 ($833.50 for Principal and $494 for taxes & insurance)Other:I'm leaning towards option 1 because of the better rate, lower closing cost and lower monthly.

Many leases are prepaid, so there is no income stream. 

You are going to need to put down at least 3% and as much as 5% of the home price + closing costs & prepaid taxes and insurance. 

We were able to maneuver the credit to not only cover standard closing costs, but also prepaid for paint and other expenses for the remodel to burn up the full $5k plus additional post-inspection credit.

The funds belong to the Tenant until the lease is terminated and then the funds can be applied towards unpaid rent, utilities, cleaning and repairs, or whatever else your law/lease allows.The same goes for prepaid rent.