A simple information report (again fill in form) takes 3 minutes and no fee.  

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.

Soft costs, city and impact fees, .

Just to be clear conventional loan guidelines are just the standards set by FNMA to buy loans that have been originated, they don't obligate anyone to actually extend those loan terms to borrowers.

She does pay the late fee when she pays.  

May have other locations as well.IMPACT Live Arlington- https://www.meetup.com/impactarlington/ Dennis Henson’s original group in a new form.Novice Investors Club was Texas Investors Club- https://www.meetup.com/novicereiclub - Meets several times a month in Carrollton or Grapevine.

There are some properties I would look at that almost break even and think its nothing more than an assets under management fee and some I would run screaming from.And I agree with your plea to pay attention to the long term not-so-invisible expenses, might not be happening here. 

Originally posted by @Joe Splitrock:@Annchen Knodt that is great that you did considerable due diligence.

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.