Ask your trusted Realtor about Credits for closing/settlement costs.
You can roll those settlement costs into your loan by asking for a credit from the seller. Most banks used to only allow credits to go towards non-recurring closing costs which were everything except Loan payments, Property Tax and Home Owners Insurance.
The average settlement costs for Title Insurance, escrow fees , notary fees and others come to about $3000 on a nationa average but can double with the prorated fees as well as additional loan fees that might be charged.
In California I have done this for several clients. Ask for credits to go towards non-recurring, prepaid items and other various repairs which basically cover all possible fees to buy a home.
Ask your agent if this will work for you.... I only know wht has worked in Monterey, California so consult your trusted Realtor.