My license is not active at this time due to fees humbling me.

I get why you're worried about the uninsurability factor, especially with the insurance market in Florida being what it is.

So if you want to decrease the agent's asking fee, the agent may reduce the level of service provided.

You want an advisor that can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.You should also look for a Fee-only advisor who is not going to sell you products just to get commissions. 

Soft costs, city and impact fees, .

She does pay the late fee when she pays.  

There is no guarantee rates will go down significantly.Even if rates drop to 6%, it may potentially not make sense to do a refinance as you would have to repay a bunch of new lender fees / title costs.If the numbers make sense now as an investment buy it.Don't buy an investment assuming something that is out of your control.

(different loans have different seasoning periods for your funds and different guidelines on allowing gifted funds - something to consider) To determine closing costs you can call a local title company in your chosen area and ask them for their fee sheet and your lender should be able to provide you with any other fees associated with the loan.

If you accept a 580 today or waive a late fee tomorrow, that does not mean you have to do it for the rest of your life.The reason people say you should is because it avoids discrimination complaints.

Home insurance, HOA fees, property tax, lawyers fees, title search and insurance, recording fees, repair credit.