Don't forget the farm (Rural housing) home loan program. I have some homes in Eatonville that I should be able to get people in for with no down payment. With no PMI and the lower down, its a great loan program. A lots of areas that aren't that far out. I would need to get a map , but I believe Orting, a large portion of South hill (puyallup) boardered by 176th to the west and 78th ave to the North, and then the rest of South Pierce County past 200th, and Yelm are all part of it. That's the area I have worked, but I know every county has portions that quailry. There is also a Pierce County and City of Tacoma assistance that will cover a large portion of the down payment and closing costs too. They are all restrictive, with top and bottem income levels, but for first timers they do work.