Hi George, When you are purchasing for a primary residence, there are plenty of options for 0%-5% down payments.

Don't trust some random website.  

The company will automatically deduct the money from my account within 10 days or offer payment plans.

Owner-occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization.Link to the code - https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?

But since she is still a first time buyers we are still getting low down payment options. 

Some clients only want the value add stuff with a higher return and some want move in ready with a lower return but the ability to preserve their capital for a down payment on the next one. 

I have intended to pay cash because I know it may be likely that the mom could miss a payment here and there.

There is a down payment needed to get into the deal and terms are set in place.

This is necessary to be able to garnish tax refunds in the event that you have to evict and get a judgement for non payment of rent.

Imagine a $2M loan not requiring a down payment.