Is there a way to buy a home - non FHA, Non Fannie or Freddie with 5% down?

:) cash?, VA?Mtglhbustet,Can you explain specifically Why are you seeking to avoid all of these possible sources ?

Most definitely ..please call or email.. we have great rates and fast turn times

we have some very relaxed guidelines at this time. I would think your deal would be possible. I would like to take your application if you would call or email. The contact info is in speedlad under my picture. Thanks. Joyce

One option would be a lease with option to purchase, at least 2 to 3 years on the option, in order to allow seasoning on your short sale.

You will likely need to wait until you qualify for an FHA loan. Most other loan programs requires an even longer waiting period after a short sale.

I agree, unless there are the mitigating cricumstances where you'd otherwise qualify I'd wait out the 3-Year with FHA and perhaps even save some more $$$ along the way. But if my colleague Joyce Ettingoff has something off the beaten path I'd give her a call.

In theory, sure... any bank can do anything they want to do. In practice, few lenders do anything internally, and general practice, usually only write loans that conform to the traditional produce guidelines. BUT, if you've got good credit, you should be able to find someone who will do it.