This is more of a Lender question. You probably need to go with a seller financed deal, or lease-option with a longer term option. $10K down is a drop in the bucket, apx. equal to what you'd need to lease a place (1st, last and deposit)... If you'd start SAVING, and had more to put down, the conventional options would open up for you. I know of a lease-option house in Camarillo, if that's something you'd like to pursue. Once you turn 62, you can do a reverse-mortage Purchase, and will need 50% down, with no payments for life and you don't need a job nor any credt (good or bad).