If you have a little bit more money to cover a downpayment and your credit is a little stronger, I work with a great lender who has a 5% down, Freddie Mac program with PMI only until you hit 20% equity, it which point, it disappears forever! 

So your budget seems to not go as far....so how to make things work...Anyway the loan 'program' may work in theory but you just took a 4 person transaction (buyer, seller and 2 agents) and it is now like 6 people. it's not whether the loan program will work or is streamlined, it's whether a seller and agents will want to deal with it.

I will say while buying a property can screw up your dti for at least a year, it’s not the end of the world to lose your 1st time buyer status, there are many conventional loan programs that allow 5% down (fha is 3.5).

It has a 3.625% (as of this writing) loan program, no down payment, no MPI.

They have a short training program that teaches you how to collect/use points and then they give recommendations on which cards are best for your goals.

There are online payment programs that really help with collections. 

Though he’s rolled out some new programs, I don’t believe he’s changed his rates and I know we haven’t either.

I'm not sure what program Michael uses, I know he has Revit, and he does 3D visualization etc.

And due to that, so many get involved and excited and take the easiest route following some "program" and usually fail.

There is a program out there that is 100 bucks per month called exactimate that is used in insurance restoration.