And are there any special programs or benefits for people with disabilities or people that are retired?

This morning I seen that in our state of KS 75% of children are on government funded lunch programs since their families meet the poverty level income criteria.

This is what I would do:I would first try to find a mortgage broker (A bank only represents themselves, while a mortgage broker works with many mortgage companies) who can get a mortgage for a low value, as most don't want to deal with loans under 50K.So, when you have someone that has a good program, have him help you figure out what the payments would be, incldg tax and insurance.

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If we assume it is AR, then here is what you finance department says about private party exemptions:A person who engages in seller-financed transactions or who as a seller of real property receives mortgages, deeds of trust, or other security instruments on real estate as security for a purchase money obligation if: (a) The person does not receive from or hold on behalf of the borrower any funds for the payment of insurance or taxes on the real property; and (b) The seller does not sell the liens or mortgages in the secondary market other than to affiliated or subsidiary persons; (xi) An individual or husband and wife who provide funds for investment in loans secured by a lien on real property on his or her or their own account and who do not:(a) Charge a fee or cause a fee to be paid for any service other than the normal and scheduled rates for escrow, title insurance, and recording services; and (b) Collect funds to be used for the payment of any taxes or insurance premiums on the property securing the loans; The issue with the rule interpretation is that in some states an MLO must be employed by a company licensed to conduct the activity of brokering or lending.

There are carriers/Programs that offer this, but not all agents have access to them.

My apologies if this is the wrong forum, but I'm seeking hard or private money to fund purchase and rehabs in Texas.I require little to no cash out of pocket and a program that is not driven by FICO.Thanks,TS

Different factors apply as to the loan being sold, held in portfolio, passed to affiliates, so it gets complicated.I'd expect, guessing that a broker passing OPM through as they do may be up to 4 points, brokers and other registered lenders may apply lending fees or junk fees as well.

However this is a negative if you are using Microsoft programs.

is that a program you use?