How to structure this deal?

[Nathan Frost]

Hi, how could I structure this deal to be little to no money out of pocket?  I don't mind paying a little out of pocket at closing but I want to have some for repairs.  The asking price is $65k, tax appraisal is $78k.  So I think the max offer should be $55k.  I am offering $45k but it does need about 10k in repairs.  Most banks require 20% down which is still close to $10k down.  Would it be wise to try and get the repairs rolled into the loan or find a private lender?  What creative financing could I do to keep money in my pocket for repairs and get the deal done.  It is in a pretty good location and would rent fairly well.