It is possible to use a first time buyer program to get into a duplex with 3% down, 5% would be much better.

Check with lenders directly for details on the programs they offer.

The first is to REAP real estate acquisition program.

@Bob Malecki - I used OSC as well, they must have different options available because the program I use let's me pick the coverage amount I want, but I also have to send notices to the borrower and inform FCI of any updates.

Please feel free to DM me if you'd like to chat more about how I can offer my enthusiasm and time to help get your project done!

@Michael Young,There are programs available for only 5% down. 

They may also know of grant programs or other such down payment assistance programs.Good luck!

A little about me: Currently instructing Calculus, transitioning to an MBA program in the fall.

I do live in Oceanside and am always happy to chat or help out wherever possible.

Many are legal, some are probably not so legal, some are probably specifically prohibited - so for sure you need to speak with an attorney about your strategy before you dive in.If my memory serves me right, it's what armando built his first guru program on - maybe it was his hair, or his smug attitude, or it was just him... but everything about the "subject to" thing rubs me the wrong way.The entire concept, i believe, really is way beyond a basic or straight-forward deal, and also puts your client in a fairly precarious position where the note could get called at basically any moment, and if they can't pay off the note (which they can't, hence the agreement to the subject to) they just defaulted and are now facing foreclosure - In fact, I witnessed this exact situation today on a $12mil note that got called in UT county.