Letting the lender pay to renovate your home through the purchase transaction

I have clients that look for months and months and can not find a house in the area they like, in their price range ,that is acceptable. What they want in updates, well their budget just does not allow. This is not a problem though, as I have lenders who will finance the cost of the repairs and updates into the purchase loan. For example; I had a client in Spring, TX who's max budget was $215,00. Her wish list was 4 bedrooms, 2 baths, granite counters throughout kitchen and baths, all wood floors downstairs, minimum 2000 square feet and a large backyard. The problem was to get all these items was near impossible even over the budget, as all wood floors is not as common in this area. Everything we looked at was dated and wither too small or only 3 bedrooms or way over budget. What we did was found a house where the home layout and backyard and location were perfect (as these are not items that can be changed) and then we changed everything else! Large kitchen had laminate counters, we made them granite with a granite composite under-mount sink and a beautiful backsplash. Cabinets were solid wood but they this orange, honey color, we had them painted a bright white. The other 2.5 bathrooms received new granite counters and new under-mount sinks and new faucets and toilets. The entire house was really dirty, old carpet. We had the downstairs carpet removed and laid hand carved manufactured wood floors down. The tile in all the bathrooms and laundry room was old and the grout was nasty. We removed it all and put down some more modern 12x36 dark gray tile. Upstairs got all new thick plush carpet from Lonesome Oak Flooring in GA. (If you have never heard of it check them out, amazing carpet for the price) Fresh paint on all the walls and new molding. Took the closed in stairway banister and opened it up with a gorgeous wood railing in order to make the room appear bigger.  The home was a 3 bedroom plus open office. We enclosed the office with double doors and the coat closet in the hallway was closed off and opened up into the old office/new bedroom..  House price was $184,000 contractors bid was $27,000 to do all of this including labor and material. Final Purchase price was $211,000 and renovation only took two weeks. In the end the house value is now a lot more than that instantly. If they wanted to list it tomorrow they could do so for at least $235,000. The point here is that when looking at homes, the only really important things to focus on are the neighborhood, layout and lot, because as long as the house is priced to take into account the condition, then the condition can be remedied. This is especially important for first time home buyers who do not have a lot of extra money to do these repairs after closing. This one was a FHA loan, down payment was only 3.5% of the $211,000 purchase price.