Be careful of any upfront fees (which you say don't exists) AND changes to the terms at the last minute (including an up front fee - I call these 'closing table extortions' since they happen at or near the closing table).I would have another lender or even an equity partner (50/50 split with them putting up 100% of needed funds) on standby as a backup.

The pertinent information should be right on the HUD-1 form (the "settlement statement" that's provided to you at the closing table) and on the tax documents the lender sends to you each year...For the points paid, you'd want the HUD-1 from the purchase...For the interest paid, the lender should send you a 1098 at the end of each year which indicates the interest you paid in the previous year...

Most likely you're going to have no cash flow and no ability to sell without bringing cash to the table.

The problem with non circumvents is there is often times chains of people and points involved and little value is being brought to the table in an actual transaction.On commercial listings generally what happens is a buyer contacts the listing broker.Later down the line the buyer never tells about the person they have been working with.When it gets close to closing this unknown person tries to junk up the deal.In our first point of contact the buyer has to sign a statement that they are not using any go betweens and any money promised will be between that person and the buyer.In this case the go between would have to try to go after the buyer after closing.It would just be better to assign your interest for a higher amount then add in these points etc.The point are the first thing attacked but instead if you are the buyer they have to pay you to get the deal.

The IRS MACRS Recovery Periods table says " Additions and improvements, such as a new roof . . . . . . . .

does the Title company record on the HUD that there is an assignment fee or does the buyer give the total fee (less the original deposit) directly to me before he gets to the closing table??

Now I am trying to figure the next best step, probably re-inventing the wheel more often than not, instead of putting my concerns on the table to see if the experienced people here will come with suggestions.The spread btw what I paid and the ARV is huge.

Also, what are you bringing to the table?

Okay a couple quick notes- Just cause I'm curious- 1st picture starting after exterior- the kitchen picture with table- you may want to remove the table- yes the kitchen has eating space but the table where it is also makes kitchen look smaller than it is- Open the kitchen window and take a better picture.Second picture- nice arch and windows- mat in the middle of the walk way looks out of place.3rd picture- Open the window and get some light in the house- remove the cups/plates and just add a runner on the table and then the flowers.4th picture- Umm why is there a outside sitting chair in what seems to be room- confused.5th picture- weird place for the couch- you may want to move it to where the tv is or maybe where the window is-room looks awkward- yeah definately where the window is and then maybe two chairs- some pillows with a bit of color.6th picture- weird thing on wall- tv and mat again in weird place.7th picture- what room is this and why is there a weird shaped sideway window?

I left half a mil on the table!