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You should find a lender in your area who does 203K's. Here in MA there are "streamlined" 203K loans that can include up to $35k in renovation money in the initial mortgage & they're allot easier and cheaper to do than the regular 203k program. If it's a foreclosure property there may be other options like the Homepath renovation mortgage.
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For Sale: $59,999
For Sale: $135,900
For Sale: $129,900