How can I find a real lender that will help me apply for go?

If you’re referring to FHA, VA, or USDA (Rural Development) loans, look for approved local lenders who specialize in those programs. Start by checking the HUD lender list or speaking with a real estate agent who regularly works with government-backed financing. A reputable lender will review your credit, income, and goals to recommend the right loan type. In Fort Myers and Cape Coral, many trusted lenders are experienced with these programs and can help you get pre-approved quickly.

There are a lot of great government‑backed loan programs and grants for first‑time buyers, but not every lender participates in or is knowledgeable about them. Here are a few steps to find someone who can truly help:

• Talk to a local mortgage broker or loan officer who works with a variety of lenders; brokers can compare FHA, VA, USDA and state housing finance programs and guide you to the best fit.
• Visit your state or county housing finance agency’s website. Most states offer down‑payment assistance or grant programs, and they often list approved participating lenders.
• Use HUD’s website (hud.gov) to search for HUD‑approved lenders in your area. These lenders are authorized to originate FHA and other government‑insured loans.
• Ask your real estate agent for referrals. Agents often have relationships with loan officers who specialize in first‑time buyer programs and grants.

When you interview lenders, ask specifically about the programs you’re interested in (for example, FHA vs. conventional with down‑payment assistance) and what experience they have helping buyers secure those funds. A knowledgeable lender should be able to walk you through eligibility requirements, paperwork and timelines so you feel supported throughout the process.

First of all, I would stay away from the large, online lenders. A small, local, lender that's flexible is often the best choice. To find one of those, one tactic is to find a trusted Realtor first because most Realtors have lending professionals they work with all the time who are exquisite professionals and can get the job done. I have 4-5 lenders I frequently recommend specifically for first-time buyer government programs and I'm sure there are Realtors in your area who do the same thing. Go find those people. If you'd like, I can refer you to some great agents in your area, feel free to reach out to me.

Each state has specific first time buyer programs that they offer, some are region or county specific in availability. Connecting with a local lender is a great first step. You can also connect with a local real estate agent, who will have a group of preferred lenders and will be able to guide you to the best option for a lender knowledgable in first time buyer programs.

Totally get it — not every lender truly works with first-time buyer programs. The best way is to start with official sources and filter for lenders who are approved for the programs you want. In California, I can point you to CalHFA-approved loan officers, plus I’ll verify they regularly fund FHA, HomeReady/Home Possible, and local down-payment assistance. I’ll also connect you with a HUD-approved housing counselor for unbiased guidance. If you share your price range and city/ZIP, I’ll shortlist a few lenders and make warm introductions
Your quick playbook (California-focused but adaptable anywhere)

Start with your state HFA’s approved list (in CA: CalHFA).

Use CalHFA’s “Find a Loan Officer” and “Approved Lenders” tools. Shortlist loan officers who are active on MyHome/CalPLUS (signals real experience).
CalHFA
+1

Cross-check affordable conventional options (for pricing and income limits).

Fannie Mae HomeReady: verify property income eligibility via the AMI lookup.
Fannie Mae Single-Family

Freddie Mac Home Possible: confirm 80% AMI limit using their eligibility map.
Freddie Mac
+1

Layer in down-payment assistance (DPA) lookups.

Use Down Payment Resource (also embedded in Fannie Mae’s DPA tool) to see city/county programs you can pair with your first mortgage.
Down Payment Resource
+1

If shopping rural or edge-of-town areas, check USDA lenders.

USDA publishes active lenders and even a current “top lenders” PDF by volume (handy proxy for who actually closes these).
Rural Development
+1

Need unbiased guidance first? Add a HUD-approved housing counselor.

Find one via HUD or CFPB’s official locator; they can help compare programs and prep you for lender calls.
HUD Exchange
+1

What to ask a lender (script)

Use this verbatim if you like:

“How many CalHFA / MyHome / CalPLUS loans did your team close in the past 12 months?” (I’m looking for recent, local success.)
CalHFA
+1

“Do you regularly originate HomeReady and Home Possible? Please confirm my income fits the AMI rules for the property area.”
Fannie Mae Single-Family
+1

“Which down-payment or closing-cost assistance programs do you pair most often in [CITY/COUNTY], and what are the typical timelines?”
Down Payment Resource
+1

“If the home is in a USDA-eligible area, are you an active USDA lender?”
Rural Development

Green flags vs. red flags

Green flags

Can name specific local DPA programs and CalHFA options off the top of their head.
CalHFA
+1

Screens your address through AMI/DPA tools during the call.
Fannie Mae Single-Family
+2
Freddie Mac
+2

Explains education certificate steps (often required) and realistic timelines.

Red flags

“We don’t really do those, but we can maybe figure it out.” (Translation: you’ll be their test case.)

Won’t quote program-specific fees/MI or can’t state an exact DPA pairing process.

Tries to steer you away from programs without checking income/location eligibility first.

Common program requirements (set expectations)

Income limits & AMI caps (varies by address/program).
Fannie Mae Single-Family
+1

Homebuyer education certificate for many DPA/HFA loans. (HUD/CFPB counselors can help.)
HUD Exchange
+1

Owner-occupancy and CLTV/LTV caps when stacking assistance (typical with HFA + DPA).
CalHFA

Want me to do the legwork?

Shoot me the target city/ZIP, price range, and household income (roughly), and I’ll:

Pull CalHFA-approved loan officers who actively close these loans,

Verify HomeReady/Home Possible eligibility for the area,

Map available local DPA options, and

Draft a warm intro email from you to the top 2–3 lenders.

You’re smart for asking this. There are a lot of “we’ll help you” promises out there that turn into radio silence when it’s time to actually apply. What you need is a local, experienced lender who actively works with first-time buyer programs (not just says they do).

Here’s how I help my buyers find one:

Start local. Skip the giant online lenders. Talk to a lender who’s familiar with El Paso programs like TSAHC, TDHCA, and Homebuyer Assistance grants. They know which programs fit your income and credit best.

Ask the right question. Instead of “Do you offer down-payment programs?” ask, “Which government programs have you successfully closed for buyers in the last 6 months?” Their answer tells you everything.

Get pre-qualified first. A good lender will take the time to review your income, credit, and goals before suggesting a program, not the other way around.

Work with your Realtor and lender as a team. When your agent (hi 👋) and lender communicate early, you’ll have a smoother process and stronger offers.

If you’re buying in El Paso, I’m happy to connect you with trusted local lenders who specialize in first-time buyer programs and have helped my clients secure thousands in down-payment assistance.

This can be a tough one, especially because there are so many different programs out there. I’d recommend starting with a non-profit, HUD-approved lender, such as SHIP (State Housing Initiatives Partnership Program). These kinds of programs can usually connect you with lenders they work with regularly, which can make the process a little smoother.

Also, keep in mind that sometimes these programs can actually end up being more expensive than traditional loans, with higher fees or higher interest rates. My suggestion is to talk to at least three lenders and compare the fees and interest rates from all of them so you can see what really makes sense for your situation.

Depending on where you’re buying, look into USDA loans as well — these can be fantastic zero-down programs if the property qualifies.

A lot of times, each State has a Homebuyers Website with lots of information available to you. It looks like MA has the One Mortgage program (mass.gov) and the masshousing.com website. I would start there to find local lenders who have access to these types of programs!