Buy directly from seller with owner carry — bypass banks, negotiate rate/terms, close in weeks.
Seller financing (owner carry, land contract, contract for deed, wraparound mortgage) lets a motivated seller act as the bank. Buyer negotiates down payment (often 5–15%), rate (typically 1–2% below hard money, 1–3% above bank), term (5–7 year balloon common), and skips bank underwriting entirely. Best on free-and-clear properties or with a wraparound over an assumable underlying loan. Dodd-Frank imposes limits on repeated seller-financing to owner-occupants — one/three per year safe harbor.
Click Generate advisory deep dive for mechanics, IRC citations, a step-by-step execution plan, a worked numeric example on your profile, costs, risks, and this-week actions.
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.