1st meet with your lender and request a GFE - good faith estimate. Then meet with your realtor and have them produce a mock closing statement utilizing all criteria you may put into an offer. This can be a daunting task if you are not bringing accurate info. to the agent. The estimate of closing costs can vary depending upon which scenario you use, but a great agent will be able to lead you down the road to success with very accurate numbers and a plan. You appear to be very thorough and this will make buying a home a great experience for both you and your agent. Get accurate answers - you will be able to determine that by the thoroughness of your lender and agent.