It's a squeeker

I have $13,000 with which to begin the process of buying a house which includes any repairs that need to be made
I need:

$1885.26 cash at closing (Seller is paying actual closing costs)
$4021.50 downpayment
~$940.00 one year's flood insurance
$ 475.00 has been spent on the inspection
____________
$7321.76 Total needed for purchase

Plus the following repairs (estimates- will know more accurately after quotes are received):
$4500 for a new roof
$ 500 for electrical repairs
$ 500 for a new vapor barrier and insulation.
_____________
$5500

$13000.00
- $ 7321.76
______________
$5678.24
- $5500.00
______________
$ 178.24

Ummm....I really hope there are no surprises and price increases. There will be no kitchen table, lawn mower, other furniture, etc. out of this money. I was hoping, but it's not going to happen. Scary stuff!

If I could figure out where to get another $2800 I could buy down my rate to 2.75% from the 3.25% I'm at now. It's only worth it if I live in the house for more than 8 years, but really, I have no intention of moving if I have a choice.