So you're entire premise is built upon seller being dumb....Not to mention handing it over for near market value, with an amazing rate in place, and property condition being turn-key, and seller not having any hidden issues say an IRS tax lien or what not, and, and, and..... 

They never tell you to keep it compounding, they just don't outright say that or instruct that.

Any hidden gems or must-haves that we should all be aware of?

You also did not give them any firm instructions about how to handle this.

https://incometax.utah.gov/instructions/married-couplesWe would spend roughly half the year in each location, my husband will spend more time in NV running his business and I will spend more time in UT setting up the basement rental but the majority of our time will hopefully be together.

Feedback regarding your personal experiences rates changing; hidden fees; closing on time; professionalism of the loan officer you worked with, etc., are all appreciated, for the below listed lenders, and we are open to new suggestions for lenders not listed

What are the hidden negatives of the loan compared to a conventional loan (aside from the yearly fees)?

Then you can start digging into utilities/etc that might be large hidden costs many don't realize are needed.  

Use pricing software and make sure to take in some instruction on how to use it, so you can maximize it abilities.

I am not sure what would be hidden?