Next is check the sewer line, if there is one.

lived in Lake co for years,  lived in Napa Valley for a decade.. its just off the charts, to the point of surreal.. my brother is on the fire lines driving dozers.. 

All the horror stories and they were lining up for the "I told you so".

Our team completed everything from design to construction to staging. 1400 sq ft 2 Bed 2 Bath.

Our team completed everything from design to construction to staging. 1400 sq ft 2 Bed 2 Bath.

Is that 3% just a line item credited on the Loan Estimate as earnest money already paid ----even if it was say 2 years ago?

But I think an actual check as a gift would be odd and crossing the line between professional and personal.The reason I'd opt for a nominal gift is because landlording is a "people" business and getting married is a major milestone in someone's life.   

I'm also being told that the rate given to me is on the higher side because1) it's a multi family investment property2) It's a smaller loan@Jason Torres, was your loan along the same lines?

During the year rented, bottom line was ~8k in the positive.

The bottom line is if your house is vacant, keep searching for a tenant and tell this one that once she gets approved and gets her appointment with the local HA to call and you will let her know at that time if the property is still available at that time.