I found a lender

[Sole Angel]

Good morning! If I find a lender that's willing to loan me 100% of the purchase price, rehab, etc., but I have to put in a 3-5% closing cost, is it worth it? Does that mean I have to pay the lender back? Should I at least offer to pay the down payment? Can I offer to pay anything? Should I find a lender that's in the same state as me? This is going to be a DSCR loan since I don't have 2 years worth of history, but I do have a high 700's credit score with zero debt.