I ran into this issue when some folks were only including a couple of pieces of furniture. The lender made us get a furniture appraiser to give a written yard-sale-value appraisal of the pieces being sold with the house. That figure was deducted from the purchase price and the balance was left as the cost basis for the financing. It might be best to agree to what the real estate and furnishings are worth separately, with a bill of sale for the contents contingent on the purchase of the real estate. You close on the real estate, then give separate payment for the personal property immediately afterward.
Let me know if I can be of further assistance.
25473 Seraphim Ct Tastefully Decorated Completely Furnished, From the Towels in the Bath, Pots N Pans to ALL Furniture! Even the Big Screen TV! W/D, Fridge, Patio, Lamps, Pictures, All!