They should have also gotten approval from you before charging and doing repairs.

Generally they are not rolled into the loan, and it's more the level of fees (say the percentage) they charge rather than any "junk" fees or costs.

If you do decide to do mailer(s), then I would advise you to personalize the card and do a handwritten note. 

That is not something you typically can charge an owner on an owner finance deal. 2.

I got this notice in the mail where the HOA is charging $5457 in dues for the year...a 500% difference from your pro forma. 

You may just stumble into seller financing if play your cards right.

The AMC charges a fee on top of the appraisers.

Handling the contract to close process OR you could pay for a transaction coordinator if you don't want to do it yourself.Personally, I would have a realtor do it and charge the seller 1% commission.

I wasn’t late on one credit card payment.

And a few from 0% interest for a year credit card loans too.