Hi Pat, With the FHA loan requiring only 3.5% down and a decent first time buyer home being available for around $350,000 in your area, that's just 12k down. You can ask the seller to help with the closing costs if you structure it into your purchase agreement that way. If you have good credit, I am guessing that you have a nest egg or you could tap a very low interest cash advance or you could ask a family member for help with that down payment money. If you dont have a nest egg, dont have family you can ask for help and dont have the credit to access low interest borrowed money, I have to say that I dont think, in all honesty, it's the right time for you to purchase a home.
Sometimes we get so caught up in the importance of homeownership, that we forget that the foundation of the home is no less imporant than the strong and solid foundation of our ability to own a home. Homes have problems, they need fixing, we run into trouble with our health and with our jobs. You should have a good 6 months emergency living funds stashed away, and ideally about a 10k homeownership safety net for repairs. Otherwise, you might find your good credit, a valuable asset, slip away.
When/If you are in the right financialc condition for homeownership, I would be happy to assist you in getting started.