Do I just have to mention it to the closing lawyers and pay an extra fee?

You mentioned you attended some of the Irby meetings and I am curious about what you think of them.

I'd also mentioned that I will need access to the property next week for my investors to do a walk thru. 

As you mentioned, up front fees look very high compared to the options I currently have, but it will be great to compare.

The seller agent did not know about that or did not mention in the beginning.

They keep mentioning this (or something like this, I'm not sure of the title) on The People's Court. 

If they didn't I wouldn't even mention it..They should contact their Car Insurance or Home Rental Insurance if they want car repair, you should not be responsible..

As mentioned by others, the VA loan is a powerful financing tool to get started.

Some commercial policies may not even offer some of the extras I just mentioned.

When I mentioned it to my CPA he went more of the route of capitalizing/depreciation so I'll explore both options with him.I am considering selling the property once this rehab is complete, so depreciating may be useless if a portion of it is going to be recaptured immediately anyways.