Everything leads up to the seller's one shot to sell their home, their home is a huge investment of funds and often time and emotion, and the listing agent's job is to manage things so their home enters the market at its peak point of market value (assuming the sellers can see the big picture, and working within the guidelines of what they're able to do).

They will often have different guidelines/rules, and costs. 

@Tim Kaminski Be careful as some areas in St Pete are starting to have stricter guide lines with short term rentals, especially if your near the beach.

I initially put my address in but realized it didn't meet forum guidelines so took it off. 

.), and look at a bunch of properties until you find one that meets more of your criteria than the others. 5 years is a bit of a gamble; if your timeframe was closer to 10 I'd feel more comfortable but that's going to be the case no matter where you choose to invest IMO.   

Context for Delayed Financing Exception (BP Blog Post by Alexander Felice | BrokeIsAChoice website | FannieMae Guidelines).Delayed Financing won't work for me here for multiple reasons, one being that I'm not buying the property all-cash, the second being that 75% of ARV is actually lower than 100% of closing fees anyway, so I wouldn't be able to pull out all my money.Still, what are the implications (in terms of any pros and cons) of the costs being on there?

The tenant is within his "late payment guidelines" Luckily, you get the payment with the late fee and no riff raff,  it could be a lot worse. 

Those percentages are strictly guidelines and not rigid.

That is gambling.

.• The following closing costs that have been negotiated and agreed upon are:- Maximum Real Estate commission/fees paid: $9,000.00(See guidelines outlined in Section 7)- Maximum cash for cooperation incentive to seller (if approved by SPS): $0.00(See guidelines outlined in Section 8)- Maximum proceeds allowed to additional mortgage lien(s): $16,000.00• Please be aware that any additional fees or costs that are not approved as of the date of this letter will not becovered by SPS.