Common sticking points include:Verification of rent or mortgage on your primary residenceA recent utility bill to confirm occupancySix months of reserves, even on rate-and-term or cash-out refis where no funds are required to close401(k) and retirement accounts being discounted to 60% of their valueLenders requiring PDFs with full account details — screenshots aren’t accepted, and missing information (like account number or name) means resubmittingTedious Corrections That Slow Everything DownThe closing process is often delayed by minor, technical issues that feel like death by a thousand cuts:Appraisal revisions for things like a refrigerator not being labeled correctly on the reportTitle corrections that go back and forth with the title companyInsurance documentation — lenders often want a formal invoice proving the policy is paid in full, and it’s shocking how many insurance companies struggle to provide this in a clear, timely formatEach of these delays typically adds 24–48 hours, and because most lenders don’t work evenings or weekends, momentum can stall quickly.

To set yourself up for a successful refi, document everything along the way—before and after photos, receipts, contractor invoices, and rental income if available.

I don’t pay markups on service/repairs and in fact I usually see a discount on the vendors invoice.

Any structural upgrades, HVAC, electrical, plumbing, roofing, etc.Make sure you have receipts, invoices, and documentation for all improvements.⚠️ Other Tax Considerations: If you depreciated the property while renting it, you’ll need to recapture depreciation, which is taxed at 25%.

A lender told me I could have the contractor write me up a separate invoice for the amount I agreed to pay, and document well the address and reason for paying the repair costs, and then I could write it off.

In instances where you have to deep clean, have an invoice to cover the extra cleaning that was needed.

We are being forced and threatened to pay fees for 1 business credit card obtained and the invoice for 1 conditionally approved personal credit card.

Construction documentation, such as construction drawings, specifications, contracts, job reports, change orders, payment requests, and vendor and supplier invoices, are used to determine unit costs.

Adding to this, I worked at a large commercial contractor for 3 years so I may be able to help with the subcontractor invoice question!

Document issues with photos and invoices, provide an itemized deduction list, and return the remaining deposit promptly to comply with Texas law.