Each area has a table owners can use to calculate the deductions for utilities they do NOT want to include (or can't - like MFR with only one water meter).

You got a lot of great advice, but you came here and didn't set the table.

You could find a lender that can go up to 80% LTV, thus even if there is this amount of closing costs, you still are ending up not bringing any money to the table, and essentially financing the fees. 

I feel like I need to have something to bring to table to also help mentor.

Chicago is off the table.

However, with the market booming and prices high, I felt it was too risky to put all my chips on the table for a single property.

We currently have a pool table and foosball table for guests in first floor living space, but was thinking of adding a ping pong table in garage.   

Who is contributing and covering what and translate to big $ at the closing table. 

If it's your only offer on the table, then maybe you may want to consider listing your property to obtain more qualified offers.

You can also structure your offer with I know at least a 2% seller credit so that you can be paid at the closing table when you're buying.