Below are many of loan programs perhaps one will be the proverbial tool that will fit the job.

1% Down Cal-HFA, a first time home buyer program - cannot have owned a home within 3 years ( 96.5% FHA first, 2.5% second, 1% down payment!)

.5% Down CHF Access, - does not have to be first time home buyer (96.5% FHA first, 3% second 15 year fixed, .5% down payment!)

3.5% Down FHA financing - the most flexible, standard FHA financing, no income or first time buyer restrictions and looser income restrictions for qualifying

3% down Conventional with no MI - Cal STRS - teachers and district employee's (80% first, 17% second, 3% down) - 2nd is silent for 5 years no payments!

3% Down Fannie Mae Home Path property - no MI no appraisal required and tends to pay you more and gets your buyer 3% back without even negotiating!

3% down conventional - less MI than FHA - no 2nd liens just 97% first - FHA has 1% financed into the loan amount this will not - save your buyer 1% - up front more insurance premium (UFMIP)

100% financing for VA at any FICO or with no Fico ! - must have served in the armed forces at one time or another

FHA 500-580 FICO 10% down - didn't think they could qualify?

Keep in mind, there are some that will close in 8-12 calendar days and some that might be 30-60 days - ask me and Ill let you know the time line for certain products. There's a strategy for each listing and particular situation as we've both experienced (seasoning of title, flips, condo HOA Certs, declining market value areas, etc) ask me first lets strategize

800 552-8670 ext 124