Find a good lender and real estate agent in your state to assist you and explain the process.
That said, there are many, many ways to work this out.
There are GRANTS, DOWN-PAYMENT ASSISTANCE, City,County, State and Federal Programs and more.
You will need a good Mortgage Agent helping you.
If you have a wind-fall coming, try to ignore it, and you'll have it for security.
Good luck and may God bless