Depending upon credit and income, the USDA and FHA programs would do you well. They each have their differences, and will offer different benefits. I agree that a local mortgage broker would be most beneficial. You want one that is the "fewest steps away" from their underwriter. They should answer your questions quickly, and to your satisfaction. That helps relieve most of the stress of the process. Also, many lenders are now lowering fees and waiving origination costs to stay competitive... you should definitely shop around when it comes to fees.