With the credit crunch in full swing, investors should start to pay attention the the lending options available to their buyers. Most investors and individuals in the real estate profession already know that it has become difficult to finance properties and with daily changing guidelines it is very hard to predict the future, but lets look into the 2009 crystal ball and see what is coming. Want more articles like this? Create an account today to get BiggerPocket's best blog articles delivered to your inbox Sign up for free With FHA seller down payment assistance disappearing on Oct. 1 many builders, investors and sellers are faced with fewer clients to buy their home. This is only big news because a majority of Americans do not like to save and would rather spend. Now the next generation of home buyers are not prepared to buy a home with a down payment. While this is not a bad thing long term it certainly is not good for sellers come October. Suprisingly there are a number of loans that still offer low down payment solutions. While FHA is the grand daddy starting in 1934 and lending to 34 million homeowners. Since the 70's the USDA Rural Home Loan Program has been an alternative solution for those that buying and selling homes in the outer lying areas of metro cities. This program is still funding loans to 100% and if the property and borrower is eligible it is a better program than the old FHA program when comparing interest rate, final payment and closing cost. Another solution is Portfolio lenders. This is not the first time I have spoke about these banks. While nearly impossible to locate by the average person or mortgage broker, these banks go by their own set of rules. I still see 98% programs that allow the 2% down payment to be gifted by employer or family member. The come back kid. Over the last year and a half the combo loans have became nearly extinct and are now seeing some signs of life. This could be a major indicator that we are truly at the bottom of the housing cycle. Combo loans usually have a first mortgage at 80% and then 5-15% in second loan. While these loans can not currently go to 100%, having them as a option the avoid the Private Mortgage Insurance companies is a good thing. Mortgage insurance companies have tighter guidelines than most banks and generally require a mid credit score of 680 to finance above 90%. While the crystal ball can change its out look tomorrow one thing is for certain. This is the United States of America, it is a country of individuals that can over come adversity. Its made up of smart business entrepreneurs that know how to not only be creative, but are willing to except risk. If you know where to look there are always financing options for your buyers.