I slept on it and remembered another way to get a house with little money. Assumable mortgages. Some mortgages can be assumed, taken over. If you can find someone down on their luck and they just want to walk away from their home to get out from under the payments, you might be able to take posession of the house and mortgage with little money. A big benefit right now is that older mortgages are usually well below current interest rates and the mortgage has already been paid off for a few years, so the term will be less than typ 30 years, and the mortgage is usually smaller because it was purchased years ago. Few/no inspections and other expenses required to close the transaction. Small amount of money down, take over payments. Beware, these houses have usually been neglected for lack of funds and may need some repair, but you can usually do a lot of that yourself, especially if you've done carpentry work or learn how shit is supposed to be repaired on YT.