These can cover the 3% or 3.5% required by conventional or FHA loans. Ask the bank (the seller) to pay your closing costs.
If the roof leaks or the plumbing is gone, a VA or USDA appraiser will likely reject the loan. can you buy a foreclosed home with no money down
Draft a for finding move-in ready foreclosures. Explain the pros and cons of buying REO vs. a short sale. These can cover the 3% or 3