100% Financing

Negative on the VA Loan, I can do FHA but trying to put nothing down so I can do other things once the house is built (fence, ditches, gutter, etc.)

Just need 3.5% right?

To the op, just save up the 3.5%. Maybe lower your expectations on the home if that's too much.

You are SOL, no one does 100% beyond rural housing.
You could possibly do it if you deposit assets worth twice the value of the home with the bank. Those days of no money down are long gone.
Why don't you buy a house that already has what you want to fix and just put the 3.5%, as a percentage you may actually be spending less money and getting more house depending on what your plans were.

Check with your lender. There are typically Parish Housing & Finance Authorities, as well as in some cases a City Housing Authority.

Many of these places will have down payment assistance programs.

HUD for example has a "Good Neighbor Next Door" program. If you buy one of their foreclosed properties and can verify you're a law enforcement/first responder type, you put in a full price offer, make 36 payments on a 50% LTV loan, & they carry a silent 2nd that is totally forgiven at the end of 36 months.

Instantly giving you 50% equity after 3 years.

But, many other places will provide down payment assistant grants or subsidized 2nds. You need to look into these.

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way back in the day, I had the seller pay the money down on my FHA, maybe even the closing costs. is that still an option?

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If they can spot 6% closing costs, then why not pay closing costs or roll them into the loan & have them spot the down payment?

If that assists with the stips standing in the way of an approval or clear-to-close, I'd be all over it.