However, that does not mean to give up on 203k. They are a good product and work well under the right circumstances. You will be able to use it with any government foreclosure (Fannie, Freddy or HUD).
If you haven't already found a lender, I have specialized in this type of loan for 21 years and teach a continuing education course across the state of Florida to Realtors about the program. With the FHA 203K, you turn into a cash buyer. I have had to speak to many selling agents and educate them about the program. Please check out our website http://www.titanhl.com, as it is a wealth of information regarding the 203K. I have to warn that some of the larger financial institutions can give this program a bad name. Make sure whoever you are working with can close them in the same amount of time as a regular FHA loan...if not, you will be in a world of agony. Also, make sure they are not telling you that a property "doesn't qualify for FHA 203K" or there is a "$35,000 max to repairs". This means they only do Streamline 203K and not Full...
I hope this was helpful and good luck!
203k is a very good program however, getting it is not the easiest process. You have to team up with a great lender who is knowledgeable about it.
CFS Mortgage - http://www.cfs203k.com
Ask your realtor to show you the fees that lender charges or the charges associated with that 203K loan to see if this is something you want to purse. You don't know until you try. Worse case scenario, you learn what the fees are just in case there is another deal that comes up! =o)
I will be glad to help you. Please feel free to contact me directly firstname.lastname@example.org or by phone 407-832-4650.
I am familiar with FHA 203k loans, and actually used the program once myself to buy and renovate a home here in Orlando.
Also, I can recommend a very good, local Mortgage Broker.
Of course the Listing Agent wants a cash buyer, then they won't have to worry about inspections, appraisals, etc. But you should have an equal chance to have your offer considered.
I hope to hear from you soon.