i had a short sale 2 years ago, when can i buy??

Generally speaking, most people will have to wait a minimum of three years beyond the date you no longer owned the home. There are a few exceptions, so contact a local mortgage broker, give them a full application, and let them decide if you qualify for one of the really hard to obtain exceptions. In MN and WI, visit www.TwinCityHomeLoans.com

FHA has a loan product where you can purchase 12 months after a short sale so long as you can document a 20% reduction in income and have had zero late payments on any other obligation.. conventional allows for a purchase 2 years after a short sale so long as you have 20% or more down payment.. which program would be best for you is anyone's guess.. we would need to look at your complete profile to properly advise you.. The best advice I can give you is to contact a LOCAL mortgage broker and apply with them. Do not use the local "Big" bank, or one of those 50 states internet lenders or nationwide lenders...By applying with your LOCAL Broker, you have an advantage because he's familiar with local customs and works with numerous lenders, seeking out the best loan terms for your particular scenario. Because he has lower overhead, he can offer you lower rates and lower fees than most of the larger lenders.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. William J. Acres, Lender411's number ONE lender in Arizona. 480-287-5714 WilliamAcres.com