US Bank $96K, BOA $286K deficiencies.  

I submitted a HUD-1 to US Bank allowing them $5.7K and they accepted with no counter within 1 week.

I wasn't anticipating this, so now I am preparing to start negotiating with BOA.  Here are a few HUD-1 questions:

1.) To start, should I have them pay ALL closing costs and negotiate from there, or is it standard for them to not even consider covering buyer side costs?  Coming this far, I don't want to come in too hot and have them flat out say no.  

2.) Can I add in a few expenses that I know are issues related to the property that would need to get fixed (broken sewer pipe, foundation seepage, etc.)?  Will adding these turn them off or will it just give us more negotiating room, i.e. instead of negotiating price they negotiate these costs?

3.) Can I add in any unpaid HOA dues?

My thinking is that by adding these costs to their end gives us more room for negotiation - considering all of these AREN'T deal breakers for us.  However, I do not want to give them a HUD-1 that would cause them to not even entertain this.  

Thoughts? 

Thanks!

Matt