Hi J., sorry about your situation. I am not a single mom, but, we too, are credit challenged. I would highly recommend our mortgage broker - Jim Bolster of Amerifirst Financial. You can reach him at his office at ###-###-####. I can message you his cell number once I get home. He is located at 931 E. Southern Ave. Suite 105 in Mesa. He truly is an awesome guy - respectful, helpful, and thorough. He will find the best loan program for your situation and won't rip you off. It's no problem if you don't have a down payment or the closing costs. We thought we would never be able to own a home, and he made it so easy and never made us feel less than human (which is more than I can say for another broker!). Plus, he will hook you up with a great realtor. I can't say enough great things about him!! Tell him Kiran Rogers sent you!