They all seem to charge points ranging from 1-4.

Like Odie stated, if your intent is to live there, most HML’s won’t loan to you as lending rules for owner occupants kick in like RESPA.As to your numbers, you need to narrow those ranges as they are too wide to base a competent decision. 

Specifically in the 120-200k ARV range. 

This house is above my price range, but I know that the rental income from the back house plus my hacking the front house with roommates will offset a ton of my monthly payment.

The rate quoted on their site is the rate you get. for looking today you should be able to get in the low 4% range. 

What price range of houses are you buying?  

Without setting up plans from the beginning, you are setting yourself up for failure.Secondly, $100k- $130k exit values range is quite large, you really need to narrow that down more accurately as it makes a huge difference in your deal.

Eviction specialized attorneys are fairly inexpensive ($500 to $675) range.

Sometimes +/- or only 5 year but in that range 

As was said above all are very different models ranging from no contact with the actual sponsor and an in house underwriting team to they just charge a fee to the sponsor to put the deal up and the investor is responsible for vetting.Some of the deals look super risky.