You will find very few banks will loan under $30,000. Most lenders start having cut offs under $75,000. My wife works for First Choice Bank and and does have FHA programs for first time buyers that will go under $30,000 on a case by case basis. One of the determining factors will be your credit score 620 min. if over 640 it will give you more options . Let me know if you would like her contact information ?