Can I get the seller to pay closing costs on a conventional mortgage
You absolutely can have the seller pay the closing costs.On a conventional loan the minimum down payment is 5%

need a refi on townhouse with no mortgage
Yes, there are programs that will suite your sons needs, the specifics really depend on your sons credit history and income. Please call me at 949-253-3480 ext. 214. Regards,Ari

FHA to FHA Rate and Term in Texas, is borrower allowed up to $500.00 cash back?
It depends how you have structured the loan. Are you doing a streamline with or with out appraisal and credit?