I generally only see $2500-$3000 in closing costs, and a deal this late in the year will bring your prepaids down.

and then do you get something saying you are pre-qualified or pre-approved?

Happens, as does lack of due care for those who come after us - little you can do about that at this point.(2) Confirm with the former owner (in writing) that the original deposit was not in any way "adjusted" during the original term or the month to month period thereafter.(3) Confirm with the tenant (in writing) what amount the tenant paid for the SD.  

The mortgage is paid by my grandmother pension, we don't know where the money from the refinance went, however i am working with a realtor who suggest putting my name on the property for another refinance.

In the end Realtors just want to get paid and this is easier/quicker by working with other Realtors versus random investors.

And I paid all cash.Impressed?

Download your state landlord tenant laws and this will give you the correct information.If you documented the condition at move out with photo's, and did you have move in photo's showing start conditon.. do you have receipts of items that were paid for that were replaced, have a receipt for whom ever you paid for cleaning,, I'd say they would not prevail in small claims court, where they would be required to go to sue you..I'd respond with I have documents and receipts for charges, and the move out charges were correct.   

There were a LOT of hours the owner paid for that were spent doing the paperwork and background work involved.

So when your pipe burst the insurance actually paid?

Our pre-approval has our LLC as the borrower and we're signing as grantors.