You'll need to speak with lenders, there are ways but each case is different. Understand as well, an appraisal is going to have to reflect this work and you will almost certainly be required to have a final inspection to ensure it's done. The tricky part is when the work is done, before or after you close? How is it paid for if it's before you close - what if you don't close?
You need to speak with a good mortgage rep and let them war game this for you and they better have a concrete grasp on how the appraisal will go. I'm an appraiser as well and I can tell you with certainty that I have seen poorly written contracts and bungled loan arrangements blow up. The parties think one thing and underwriters see what we present in the appraisal and the deal comes apart. The other option is to try a home equity right after closing, but that has challenges as well.
I live and work right in your area and do this all day every day, feel free to drop me a line with questions - just be careful.
The other option would be to negotiate these items to be done by the seller prior to closing.
Because cash from the seller for repairs and/ or improvements are considered seller concessions they have to be approved by the lender. Consult with your lender to determine all your options.
Should you be referring to new construction and it is still builder owned, then some will do certain things, this where your agent would negotiate these things for you. You can also do a rehab loan if it is an older home, but you would need to talk to a loan specialist to see if you qualify for this option as well as to see what all actual options are available upon doing a rehab loan. You should be represented (costs you nothing) by a REALTOR, and if you need a recommendation for a lender, please do not hesitate to contact me.
Prudential Georgia Realty