These days it's almost impossible to get a loan with no down payment. FHA is going to be your best bet for a low down payment. FHA is coming out with new programs every month. One program upcoming if not already released is for new buyers only, a fixed rate of 4.5% for 30 years. That's a pretty good deal.

I deal with about 5-10 different lenders in the valley. I do all their appraisals.

If you find a lender, tell them you have an appraiser. I'll give you a HPS discount...