You can do conventional with as little as 3% but 5% is preferred by lenders. My advice would be to contact several local lenders and see what you can and can't do. Ask if they have any first time buyer programs. Grants, loans etc. Search their names on Google also. Figure out what monthly payment you can afford, prices of homes and how much money you need. At this point I wouldn't rule any loans or programs in or out. Ask yourself also
With a proven history of responsible credit use (your 800 credit scores) you have may have options for a conventional loan with as little as 5% down. I suggest you contact a good LOCAL lender for advice. If necessary contact more than one to shop for the best rates and terms. Best of luck to you and Mom.
Tammy Durbin, A-REO, e-PRO, GRI, SFR, SSC
Over 20 years experience
Congratulations on having such a fantastic credit score. You can write your own ticket with numbers like that. If you don't want FHA, your option then is a conventional loan. I'm happy to help you finding your mom the perfect home, and with contacts to explore the financing. I work in the entire DC Metro to Balto areas. I'm honored to be ranked 5 stars by prior clients, and would be absolutely delighted at the opportunity to work with you. Please don't hesitate to contact me directly with any further questions.