Your local realtor is one of your best resources for information about the real estate market. Each market is different, and here, in Florida, we have found that USUALLY a local lender is going to be your best bet. for financing considerations Most of your realtors work closely with lenders, and depending on a person's circumstances, should be able to direct you to some lenders that may best work with your needs and provide you your options. Loan Programs are constantly changing, especialy in this market and the answer today may not be the same answer down the road.
For instance in the Florida area, we have certain properties that MAY qualify for a program that offers 100% financing, with very low interest rates, and no PMI. In our area, I have not found any time limit on when that money is available: But, it is only available on certain properties (some of which person's may not even think would qualify). There are also some great programs that some of the banks are now offering on distressed properties with very attractive lending terms - but, again, these may only apply to certain properties.
Find you a realtor in your area that is willing to answer your questions and provide you some direction. In our area, most realtors working with a buyer, have their commissions paid through the seller - so the service, in most cases in our area, is a service a realtor can provide a buyer without cost to the buyer. Don't know Aa realtor to call? First recommendation, is to check with friends and co workers for a reference.