The best first time buyer loan would be an Idaho Housing first mortgage, usually FHA, and a tax credit second (640 credit score) or a good rewards second (min of 700 score). The 2 combined would be 100% of the purchase price. The seller can contribute up to 3% of the purchase price for closing costs and prepaid items.
If you purchase in a rural area (Kuna) for example, the Rural development is the very best with 100% loan and no mortgage insurance.

Actually there are some really great programs available through the right banks. I am a loan officer with Home Source Mortgage. With the crash of subprime FHA, IHA, and My Community programs all available through Home Source Mortgage are really where your going to find the best options for your clients. IHA just approved a program for a grant that can be coupled with other programs for upto $20,000 towards downpayment and closing costs. IHA is also a great way for investors who are short-term (less than 6 months on title) to sell thier renovated homes. There are also investors in my group willing to purchase homes to lease to individuals who would have been able to qualify for subprime loan in the past. For more information on our programs feel free to contact me at

Will Green
(208)703-7307
Business Development Officer
Home Source Mortgage