Your list is close. The items that usually get left off:
A title search and an owner's title policy. The search runs a few hundred dollars and the policy is priced off the purchase price. Some people skip the policy because there's no new lender demanding one, which is how you end up owning a house with a judgment lien attached to it. Buy it.
Transfer tax. This is a sale for recording purposes even though no new loan is created, and the tax varies enormously by state and sometimes by city, from nothing at all to over one percent of price. Ask the title company for the exact figure in your county before you sign.
Reinstatement. Distressed sellers are often behind, and back payments plus late fees plus any advanced escrow have to be brought current at or right after closing. This is the number that turns a $12k deal into a $19k deal, so ask for a current reinstatement quote from the servicer, in writing, with the seller's authorization.
Setup on the servicing company, usually $75 to $200 on top of the monthly fee, and the escrow account may need funding if the premium changes when insurance is rewritten.
The cost nobody puts on a settlement statement is reserves. The whole structure assumes payments never go late, because a late payment hits the seller's credit and gives the lender a reason to look. Hold enough cash to cover several months of that payment plus the deductible on the new policy. If the deal only works when every dollar goes to the seller's equity, it doesn't work yet.
