If your down payment isn't enough they make you take out a second personal loan at something like 10% interest to cover the difference.

Companies and individuals that refuse to accept humility and respond proactively rather than reactively to the changing world will soon suffer similar fates.

The kids are 3 and 1 and will likely not remember too much of this stage as they get older (not that they are REALLY suffering, but you get the point).

Ask for a cost reduction that will cover some of the work, maybe $1k?

It was gutted by fire, holes in the roof, covered in junk, condemned, etc. 

Also, you have to make sure you have the reserves in the IRA to cover much of the expenses.

I'm currently looking into house hacking combined with rehab using a loan like Homestyle that will also cover rehab costs.

The trick is the balance.As a final thing, think about the little old lady who is the kindest, most wonderful person ever, who at the same time, refuses to suffer nonsense of any sort ever.

When I bought it someone had hit a brick wall with a truck and the resulting hole was covered by plywood. 

Enough homeowners suffer a fraud where they quit-claim their properties over to an individual for a "loan modification program" or a rent-to-own type deal that the judges become very cautions, and the rest of us honest participants suffer.