I agree with
StarryEyedSurprise, lender regs are much more strict than FHA's requirements. This is why it is so critically important to get a lender who has worked with these loans in the past, preferrably on a regular basis. When I was scouting for banks to get a loan, the first question I asked was if they had experience in 203k loans. The only reason I accepted my loan officer was because the 203k loan is the ONLY loan he worked with. He almost dropped me as a client when we were considering NOT doing a 203k, but in the end we did and we are still working with him. Ask loan officers for recommendations of who does them in your area - you'll be surprised how positive a response you will get.