Then a fresh coat of paint applied.We are really pressed for time here and I'm thinking of just spray painting over the exiting surface with a high quality, rust resistant spray paint.Do any contractors know how long it will last and if I'm just being foolish cutting corners?

Most states allow the borrower to make the choice to impound the tax and insurance or to waive escrows/impounds but usually you have to have 20% or more down payment.In CA the min is 10% down for the borrower to decide to impound T&I's or not (it cost more to waive impounds, about .40 points cost).Most other states require 20% down or more to waive them.Yes if you waive them you bring in less "cash," to close however its important to distinguish that these prepaids are just funds being stored on your behalf and are not "closing costs," in technicality but are required to be brought into closing to consummate the loan or transaction.Also the reason seller financing is less closing costs is because there is no lender, processing, underwriting, doc fee, credit report, etc.However, with a seller financed transaction you still have lender title insurance (I hope you have this), and the attorney/escrow fee, along with recording, notary probably,  exise and transfer tax (depending on which county or state you're in), prepaid interest on the seller carried note unless you negotiated the start date of your note at a future time or got some forbearance/deferment period.

Ever have to wash a water heater (located in a kitchen corner because this is a "vintage" house) covered in two inches of dust and hair?  

Check the NY state law on how long landlords have to store exiting tenants goods and use that as a guideline.

I am a frugal do it all that buys material and stuff from the Habitat re-store and saves it!

Happy to hear that, I don't know when you were here last, I would say its worth checking us out now and seeing all the amazing things going on around town, we are a whole new city in every corner and every aspect.

Its kinda a like a stores Re-Grand Opening!  

@Brad HankeeWelcome to BP, I am located right around the corner from you so if you ever have any questions feel free to reach out to me.  

That doesn't mean you should cut corners though. 

I have used "rent a center" as well as picked up discount furniture and home good knick knacks from discount stores like marshals wall-mart etc. and can stage a home for the fraction of the price.