I have posted a link which shows FHA previously allowing of 100% financing of closing costs. Again, must you will need to speak with an FHA approved Lender.
Atlanta Housing Source at
Solid Source Realty, Inc.
FHA wants you to have at least 3.5% of your own money vested into the purchase of your home; however, you may be able to attain up to 6% of seller contribution towards your closing costs and escrows. Additionally, you may attain an $8000 tax credit if you are considered a first time home buyer, and $6500 if you are not, and fit into the criteria, which you can utilize towards your closing costs. To qualify, you must have an executed contract by Aril 30, 2010 and close by June 30, 2010. I am not sure if that credit will be extended. I hope this helps.
On a refinance, you can finance the closing costs as long as you're within the loan-to-value guidelines.
On a purchase, the closing costs cannot be included in the loan amount, however, you may be able to cover some of the closing costs through rebate pricing and also they do allow the seller to contribute to closing costs.
Ask your loan officer about your options.