She said that there could be multiple months prepaid up front for security, and that she has an "excellent rental and work history" on which I presume she is comfortable sharing details.I would screen any guarantor the same way I would screen someone living in the unit, and I am thinking about a 6-month lease term with some level of prepayment, but not full prepayment to make eviction easier if things went bad.What do you think? 

Closing costs are the sum of loan costs, Buyer's half of title/escrow fees & prepaids for taxes & insurance.

I did have a friend that did get a year prepaid once and that worked out so you never know until they meet in person.

By the way,your cash to close for closing costs, pre paids, PMI lump sum, etc. including your down payment, will be about 10%.

Title Insurance is like a pre-paid legal fee.

You'll have $3-4K in closing costs, loan origination fees and prepaid expenses (taxes, insurance), so you'll need about $33-34KRent: $1900Expenses: $950 (50% rule)NOI: $950Payment 1: $710 ($120K, 5.875%, 30 years)Payment 2: $223 ($21K, 5%, 10 years)Cash flow: $17/month, $209/yearCash on cash return: 1.6% ($209/ $13K)You're paying too much.

Hi @Brent Washam any prepaid retainer fee to invest in a fund is a big red flag.

....also what about pre-paid escrows for property taxes and insurance?

Are there prepaid homeowners insurance or property tax included in that?

The unbanked can get a pre-paid debit card at walmart or circle K as long as the card permits ACH debits it should work.