It's negotiable and can and should be comparison shopped. 

I mean, I'm almost out by the leaves, and guessing you are not shopping in Los Angeles, are you? 

Also real investors do NOT shop cap rates. 

At the end of the year, go month-to-month, start shopping to buy if you still want to, and patiently but diligently work to find a really good deal ... you can cash out refinance your down payment if you need to and the rentals would still cash flow ... you don't want to rush into a $1M purchase.

We have a town home in Plano at the Shops at Legacy.

It's walking distance to everything (hospital, huge malls, shopping area, international schools), it's within a rising business district (lots of companies are transferring offices here), it's beside a national park (no other building will obstruct its view), and the business district where it resides is sandwiched between two major business districts.

I solved the electric problem , I have a garage that I use as a shop and it is on its own electric meter , thats where the well is powered from .

Also, do these fees vary from lender to lender and can you save by shopping around on the closing costs?

However, if you want a one stop shop, the place to go is www.City-Data.comUnder whatever city, croll down or search for "See full list of schools" and there will be a link you can press that will go to a page like this one (for Kansas City): http://www.city-data.com/school/Kansas-City-Missou...That should be all you need.

We have one Section 8 property, the tenant lives above a garage/shop that we own and use for the company, in our community, it is not an issue, each unit is considered on it's own.