Here's an update: I ended up re-charging her a few days later with late fees and it went through.  

Plus if they know you are trying to avoid the Realtor fees, then they will want to avoid them too.

If you refinance now, you may be limited to a rate and term or delayed purchase (depending on the lender) or pay higher points/fees/higher rate using a DSCR loan without a cash out seasoning requirement.

It is my practice to sign a RE-14 early in the journey, but in good faith I put a $0 fee to exit the contract.

We re-piped the plumbing with Pex, installed new toilets, new showers, new hoses & fixtures.

In that process, I got my real estate license to buy the house and save on fees. 

For example, an algorithm can't compare a property that charges a flat fee for utilities vs one that charges based on use. 

This increased this cost at closing.Additional closing costs fees - $3,737.88I share this to let beginners know that you need more than the down payment to close.

Also, managing the property as a rental could offer tax benefits.When purchasing, keep in mind condo association fees and maintenance costs.

With the hold periods on BRRRRs nowadays, your margins will get crushed with hard money interest payments/points/fees.