Take over a seller's 2.5–4% FHA / VA mortgage — inherit the rate, skip re-qualifying at 7%.
FHA and VA mortgages are assumable — a qualified owner-occupant buyer can take over the seller's existing loan balance at the original interest rate. In today's 7%+ market, inheriting a 2.75–4% legacy loan saves $500–$1,500/mo. Buyer covers the equity spread (purchase price minus loan balance) with cash, a HELOC, or DPA. Assumption process runs 30–90 days through the servicer.
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Eligible veterans buy with $0 down, no PMI, and assumable rates.
0% down in USDA-eligible areas — includes many suburban zip codes.
Neighborhood Assistance Corp of America — below-market rate, zero down.
Fannie / Freddie low-income programs — 3% down + reduced PMI.
1.25–2.25% down for enrolled tribal members — nationwide.
State / county / employer DPA — $5K–$50K forgivable or 0% deferred 2nd.
$100 total down on FHA-repossessed homes for owner-occupants.
3.5% down + rehab budget rolled into one loan — buy distressed properties.