I need an FHA?

In my opinion,local Banks (maybe some Credit Unions) are your only real possibility if you need a mortgage. Depending on where around Flint you are, USDA (rural loan) is also a reasonable possibility. FHA is the actual probability. With the greatest respect, the credit score is an issue until it raised a bit. almost all lenders are 640+ (unless there is a "BK" or "cash for keys" out in the background). #1) First I would attempt to find a bank that will go with FHA that will go down to 600+ fico score. That might take some digging. Usually a $13k loan size will have to come from a Credit union,or most likely, a local area bank branch that owns branches in the community where the subject property is.Under the CRA ( community Reinvestment Act), The cool thing is that most of these area banks must lend in the communities where they have deposits and real estate ( the actual brick and mortar). Because the $13k loan size fall under High cost loan rule section 32, the pricing and APR would/ will probably actually cost the mortgage brokers money to do your transaction; because these Credit Unions and local Banks I described earlier,are usually exempt under this CRA act, they are just about your only shot if you need a mortgage! I wish you the very best ! Patrick Munce Goldstar Financial Mtg Group248-514-6560

Unfortunately, you are in a bit of a pickle on two fronts. There are only a couple of lenders nationwide that would even consider making a loan to someone with your score. But the biggest problem is the loan size. Statutory limitations imposed on most lenders for fees relating to first mortgages would cap the fees at a level well below the real cost to produce such a loan. Your only probable sources would be a small community bank (doubtful) or a credit union, (possible, but not with your scores). If you are serious about this home, you need to start combing all your local lenders to see if anyone will consider it, and then you will need to work hard to get your score up.