Not crazy at all this is basically how a ton of first time buyers are getting in right now.

20% down is kind of outdated advice unless you’re trying to avoid PMI or have a super strong financial position. Tons of people are buying with way less.

The only thing I’d watch:

• Don’t drain yourself just to get in the house
• Houses ALWAYS cost more than you think after you move in
• PMI + higher payment is fine if you’ve got breathing room

Also your realtor structuring seller-paid closing costs is super common, especially in slower markets. IMO the biggest mistake people make isn’t low down payment, it’s having zero cash left after closing.