Hi Mike, Chad is somewhat correct. The law allows you only to get a seller concession to cover closing costs. If you go over the amount the closing costs are this money would stay with the seller. For example you agree to buy the house for $185,000 and you add $10,000 that you hope to use for improvements which means you are actually buying the house for $195,000. If your closing costs are only $7,000 the seller gets the additional $3,000 meaning that you actually paid $188,000 for the house instead of the $185,000 that you thought. You should discuss with your mortgage broker and attorney to get a better idea what the closing costs would be so that you can add these to sales price for a refund at closing if this is what you choose to do.