My experience has been, these "First Time" or "Income Restricted" Loan offerings by various State and Local Agencies are all done through a Typical Lending Company (Mortgage Banker / Mortgage Lender) that has qualified with the Agency(s) offering the program.For Example, if you met the criteria for a "Texas Vet Loan", and were qualified for the program, all the processing and workup of the Loan package will be completed by Blank (Generic) Mortgage Company.

But they are also the agencies that limit us to 10 mortgages type of thing. 

Eric Newman Samuel Pawlitzki is correct... if you sell that land for say $60,000 to a buyer the title agency you use will settle your the liens on the property before the title can transfer as clean title.

If not, paying commissions is not a problem, provided you do not perform brokerage activities (representing buyers or sellers in an Agency relationship of properties you do not own).

@Hadar Orkibi, one trick to boost your credit score (sometimes significantly) assuming you pay your cards off every month any way as you claim, is to pay them off right before they report to the credit agencies.

There’s also entitlement risk – the chance that government agencies with jurisdiction over a project won’t issue the required approvals to allow the project to proceed; environmental risks that range from soil contamination to pollution; budget overruns and more, such as political and workforce risks.Location is another idiosyncratic risk factor.

And working with lawyers and collection agencies.

Funds received from sellers, nonprofit or other organizations, including state and local government agencies, for down payment assistance grants cannot be used to reduce the required contribution.Funds paid for costs outside of closing, such as hazard insurance, taxes, application fees, and other items related to the purchase, are considered part of the homebuyer’s required contribution.

Now, I call the section 8 agency in Poughkeepsie and they refer me a tenant who's on the program. 

An investment agency offers to be an intermediary between a buyer, seller and a bank and to manage the entire process, including finding the best deal for the customer, obtaining the credit in customers name and managing the property once it is rented.