Anyone been in this situation before?

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You find an awsome deal and walk into the place with a stride of confidence and your REA and you're talking about how to fix it up and the expenses after purchase. Home looks great havent made an offer but will make an offer soon. Realtor starts to talk about these prices and expenses before move in and your feels like your head is spinnin. so the price is at 38k offering 30k seller pays closing. Tax Value is 47,835. Needs to be. anyway im getting nervous and i like it. Im just afraid of getting stuck with closing costs cause im going in with close to no money. I need to get my head straight i feel too emotional about this deal