Shawn,

Your answers depend mostly on what Mom's credit score is. If it's too low, she won't be able to get a mortgage, regardless of the amount. It can be a challenge or higher cost to obain mortgages under $50,000. Other considerations may be, a) what can she do to improve her credit score and how long might that take, b) can somebdoy co-sign for her or buy the house and have her buy it under owner financing or rent it to her, c) what homes are available that are currently offering owner financing.

Understanding the objective at hand and the challenges combined with a number of options may end in the result your mom is seeking. Worse case scenario, perhaps she can find affordable rent in order to live where she wants to be in Florida.

Hope things work out.

This is an question better answered by a mortgage professional. If you email me, I will send you a list of professionals you (and your mother) may consult.

Here's a few caveats:

>Most lenders will not consider loans smaller than $50,000 for business reasons. The returns on that size loan is not typically there. A property in that price range is also likely to need repairs. Make sure you consult a qualified lender for an FHA-203k loan. These will allow you to borrow additional funds for repairs that must be performed by qualified contractor (the only way you and your mother should go).

>Select a lender able to shop her for a Reversed Mortgage. Often, these allow purchases under certain criteria whereby the borrower does NOT need to make payment (designed mostly for retirees). Again, consult a qualified lender for details.

>Consider consulting a Certified Distressed Property Expert (find one near you at http://www.CDPE.com) who can guide you through the process of buying distressed property (the most likely kind you will find at those prices).

Mark Twain once said: Luck, is When Preparation Meets Opportunity. :-)