My partner and I were able to close on a duplex for $33k with minimal repairs expected, but still anticipating $8k - $10k to be spent over the coming months.  

Off to Oregon I went for 20 days with spotty cell service with much anticipation of closing on the new property when I returned. 

If a water bill was $25 more than he'd anticipated it he'd want a book report written as to exactly why that was lol.

But it's hard to buy something now  and barely break even  just because of anticipation for the future.

I'm anticipating closing before right before Christmas!

You want to anticipate both.

In anticipation of this call, I was wondering if anyone had experience with Memphis Invest, whether positive or negative, that they would be willing to share. 

Have an agreement about how to split the escrowed funds if someone redeems before anticipated.

My plan was to rent for a few years with an exit strategy to sell at $100/sf in 3-5yrs so this changes my anticipated gain from $50 down to $25.  

The lender pays them with your money instead of you paying them yourself.escrow analysisOnce each year your lender will perform an "escrow analysis" to make sure they are collecting the correct amount of money for the anticipated expenditures.escrow disbursementsThe use of escrow funds to pay real estate taxes, hazard insurance, mortgage insurance, and other property expenses as they become due.estateThe ownership interest of an individual in real property.