Becca, you've gotten some great advice about using a local lender, also, depending on your income, many cities have a downpayment assistance program. Talk with your lender and Realtor about the potential there. I don't know about Onalaska, but here in Bryan and College Station each of the cities have $7,500 downpayment assistance programs that work well for income challenged people so that they can get into a great home. I've helped lots of single moms utilize this. In our cities that $7,500 is in the form of a forgivable loan. After you've lived in the house a certain length of time that loan no longer needs to be repaid. If you sell the property before the time is up you typically have to pay a prorated portion back out of the proceeds.