Buy from seller directly — $0 bank, small option fee, rent credits toward purchase.
Negotiate directly with a motivated seller for a lease-option (right to buy at a set price after 12–36 months of renting) or contract-for-deed (installment purchase). Typical structure: 1–5% option fee, above-market rent with 25–50% rent credit applied to purchase price. No bank qualifying at outset; buyer has time to build credit / down payment. Advanced — legal drafting critical.
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.