Buyer Pays Closing Costs

If your selling a house… and you want the buyer to pay for all closing costs… but say they only have 4% of the purchase price to put down… and the closing costs are 6.5% because their credit has some holes in it… how would you work this out?

If you were already going to take back a second for say 5% of the purchase price because of the lender only giving a 95LTV loan… would you just increase the second to 7.5%? Would the lender accept that if their a secondary lender? Would they care?

I was confused. The 2.5% would just come out of what I get at closing. ;D