Jim,

I can answer your question generically but you would have to check in the state you are in. I am licensed in Michigan only. Two loans come to mind for low down payment.
1) RD. Rural Property Loans. This loans are -0- down payment but the property need to qualify for the loan as well. There is a household income restriction depending on location. Here is a site that my give you some answers for your area. Or just google sites for Rural Property loans in your city and state. Link is to MO.

www.rurdev.usda.gov

2) You can go FHA 3.5% down payment. Very good with a little lower credit score. Down to 620. Flexible for getting the seller to cover some of your closing cost up to 6%. They do allow gifted funds if that is an opiton. Bonus is the mortgage is assumable so after you have owned it and you decide to sell the purchaser looking let's say 5 years from now may be looking at qualifying for a mortgage on a higher rate (or market rate) at that time where if they qualify they could assume your mortgage and it's rate that you have which today an average of low to mid 4's some in the upper 3's.
I hope this helps clarify a little about low down payment loans. Good luck to you and your home purchase. If you know anyone moving to living in Michigan please pass along my name to them.
Thank you and have a great day.
Links: www.rurdev.usda.gov

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