Fees to close escrow on a home include costs such as origination charges, appraisal fee, home inspection, title search and lender insurance, prepaids (such as homeowner’s insurance and prepaid interest), and title insurance.After taking title and moving in, the part of the property being rented out will need to be made ready for a tenant.

@Francis Nasser A CPA can chime in on this one but as far as I know, an interest-free loan isn't illegal per se but it is highly likely to trigger an IRS auditHowever, you could include a certain $ amount as a part of the purchase price and record it on paper as prepaid interest which could potentially circumvent this issue E.g, a seller is carrying $100,000 for a property with a 2% interest on 30 year am and a 5 year balloon (=10%).

How about a pre-paid Visa card?

@Bill Plymouth My 2 cents, if reward low for listing, figure out your costs and charge a fee up front to cover, then accept listing commission for normal commission minus prepaids.

This will cover title fees, prepaids, notary fees, etc.If you are using a loan, total closing costs are going to be closer to $10k. 

Any deposits and pre-paid rents get them at closing or you will never see them.

I had to pay the premium in full upfront, so I accounted for it as "prepaid insurance". 

So a few days ago I went to my local Post Office and bought 500 prepaid postcards. 

What about closing costs (not just prepaids/escrows)?

And all non-FSBO homes sold with seller-prepaids and closing cost concessions averaging $10k or 2.5%.