Ask your realtor for referrals to lenders who specialize in 1st Time Homebuyer Programs. There are several state sponsored programs that offer assistance between 3 & 4%. There are also programs, which are funded by the seller, that offer up to 10% down payment assistance and 6% towards closing costs.
As a homebuyer in the City of Beaumont you might also be eligible to participate in the 1st time homebuyer program through Riverside County Economic Development Agency. And that city and county also participate in the MCC program (a relatively unknown but wonderful program that provide a tax credit against your federal income tax return for a portion of your interest payment. That's right a tax credit, not just a tax deduction.)
If you would like more information about how to locate a realtor or lender who is knowledgeable in these areas, please do not hesitate to contact me.
Real Estate Consultant
RE/MAX Palos Verdes Realty
I would check with your state usually states will have an Agency or a finance company that will assist you with a three percent downpayment on an FHA loan. We have these in my state and I have found it to be very beneficial. Let me know if you have other questions.