It’s an impossible question to answer without facts.
In general, closing costs are around 2% of the loan amount, to get the best rate.
(In addition to your down payment)
Part of that might come from the seller, but you are paying for it in the long run.

The higher your interest rate is, the lower your fees should be.
You also have the option to pay a fee and get a lower rate for the life of the loan.

Rates can change every day and often do.

You need to find someone who knows what they are talking about and explain the facts to you.

Loans with 3% and 5% down ARE still available, for those that qualify.
Not in your best interest, but available courtesy of the US GOVT.