How to Buy a House with No Money: 5 Different Loan Options to Consider

How to Buy a House with No Money: 5 Different Loan Options to Consider

Purchasing a home is typically seen as a huge financial milestone, but it can seem out of reach for those who haven’t saved a lot of money for a down payment. However, several loan options are available for individuals who want to buy a house with no money. From government-insured loans with low or no down payment requirements to first-time homebuyer programs, there are options available to make homeownership a reality. 


This article will discuss the different loan options for buying a house with no money, so you can make an informed decision and take the first step toward homeownership.

VA Loan

The VA Loan is a loan guaranteed by the Department of Veterans Affairs, available to eligible military service members and veterans, with no down payment required. VA loans have a low-interest rate and do not require private mortgage insurance, making them an attractive option for eligible people. However, there are limits to the amount that can be borrowed and certain restrictions on the property type and location.


The USDA Loan is a loan offered by the U.S. Department of Agriculture for low and moderate-income individuals in rural areas, with no down payment required. USDA loans are only available for properties in designated rural areas and have income limits and property eligibility requirements. They offer low-interest rates and flexible credit criteria, making them a good option for eligible people.

FHA Loan

The FHA Loan is a loan insured by the Federal Housing Administration, with a low down payment requirement, often as low as 3.5%. FHA loans have more relaxed credit criteria than conventional loans and are a good option for those who may not have the funds for a larger down payment. However, a mortgage insurance premium is required for FHA loans, which can make the overall cost higher.

Conventional Loan

A Conventional Loan is a traditional mortgage loan not insured by the government, often requiring a larger down payment. Conventional loans usually offer lower interest rates than government-insured ones but also have stricter credit and income requirements. This loan is a good option for those with the funds for a larger down payment and a strong credit history.

First-Time Homebuyer Programs

First-Time Homebuyer Programs are programs offered by state and local governments and some lenders to provide financial assistance to first-time homebuyers, such as grants or low-interest loans. These programs can help reduce the burden of a down payment or provide financial services for closing costs, making homeownership more accessible. However, these programs often have income and property restrictions and may have limited funds, so it's important to research and compare different options.


It's important to note that these loan options have different requirements, interest rates, and terms, and it's recommended to compare and shop around for the best choice and seek the advice of a financial professional before making any decisions.

Other Ways to Buy a House With No Money

There are several options one can also consider when buying a house without money. Here are some of them:

House hacking

Buy a multi-unit property and rent the other units to cover the mortgage. This can be an excellent way to make money in real estate, as the cash flow from the rental income can cover all of your mortgage payments each month and potentially even generate a profit. Additionally, you may be able to benefit from tax deductions related to owning rental property. If you are looking for investments with long-term potential, buying a multi-unit property can be a great option.

Owner financing

Find a seller willing to finance the purchase with a mortgage rather than a traditional lender. This can be beneficial for buyers who do not have a large amount of cash saved up for a down payment or may not have the credit score needed to qualify for a loan from one of the traditional lenders. Furthermore, working with a seller willing to finance the purchase means you will only need to provide proof of income and other financial documents rather than navigating through an extensive application process.


Rent a property with the option to purchase it in the future. This is an ideal situation for many people, as it gives them the opportunity to live in a property and get to know their potential home before making any long-term commitments. By renting first, they can decide if they truly want to purchase the property before signing a contract or taking out a mortgage. It also allows them to move on if their needs change or the property doesn't meet their expectations.

Government programs

Look into government programs that offer low or no down payment options, such as VA loans for veterans or USDA loans for rural properties. These government-backed loans are an excellent way for prospective buyers to purchase a home without paying the full down payment out of pocket. They also offer more lenient credit requirements than traditional mortgage lenders and can provide buyers with more favorable loan terms. Additionally, many of these programs offer assistance in obtaining closing costs or prepaid, which can significantly reduce the upfront cost of purchasing a home.

Co-signer or co-borrower

Find a co-signer or co-borrower with a good credit score to help secure a loan. This can be a family member, friend, or business partner. It is important to choose someone who can be trusted to make payments on time and in full. However, keep in mind that if the loan defaults, the co-signer will be responsible for paying it off. Therefore, discussing the terms and conditions of the loan with your co-signer is important before signing any agreement.

Gift funds

Accept a gift from family or friends to be used towards a down payment. However, it's important to ensure that the gift is documented correctly and reported on your mortgage application. Ask your lender for guidance when accepting a gift as part of your down payment. You may need to provide a letter from the giver stating that the money is not intended as a loan but rather as an outright gift with no expectation of repayment.


In conclusion, buying a house with no money may seem complicated, but several loan options are available to help make homeownership a reality. From VA loans to first-time homebuyer programs, it's essential to research. 


It compares different options and seeks the advice of a financial professional to determine the best choice for your circumstances. While it may require some effort and patience, purchasing a home without a large down payment with the right resources and support is possible.

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