FHA 100% Financing
FHAZero down. The assistance covers the entire FHA minimum down payment.
580 minimum score · 3.5% assistance, repayable over 10 years · caps at $19,632 · no income limits.
For Buyers · Down Payment Help
You may need less cash than you think.
Assistance programs help qualified Illinois buyers get in with far less out of pocket — up to $25,000 toward down payment and closing costs, some of it forgivable, several with no income limits at all.
Then there’s the part almost nobody offers: we get you fully underwritten before you write an offer. Less cash to get in, and a stronger offer once you’re there.
Tell me about your search and I’ll come back with the programs you may actually qualify for — no cost, no obligation, no credit hit to find out.
What Assistance Can Do
01
Real dollars, not just advice
Programs from the Illinois Housing Development Authority (IHDA) and local city and county funds can cover part — sometimes most — of your down payment and closing costs, for buyers who qualify.
02
An offer sellers actually believe
Most buyers show up with a pre-approval letter a loan officer printed in five minutes. Ours are underwritten first — a real underwriter has already reviewed the file. In a market where good homes draw five offers, that difference wins houses.
03
It’s eligibility, not luck
Qualifying usually comes down to income limits, the home’s price, your credit, and a short homebuyer-education course — not whether you know someone. I’ll help you read the fine print.
The Programs
Featured · National Homebuyer Fund
Up to $25,000 in assistance
Applied to your down payment, your closing costs, or both — in forgivable or repayable structures depending on what fits you best.
600 minimum credit score
No income limits
Available in 49 states
Forgivable & repayable options
Underwritten for 14-day closings
FHA 3.5% Forgivable
FHAAssistance that disappears — forgiven over 10 years while you stay in the home.
620 minimum score · up to 3.5% assistance · caps at $19,632 · no income limits.
FHA 101.5% Financing
FHADown payment and closing costs covered — arrive with almost nothing.
600 minimum score · up to 5% assistance ($28,045 cap) · no income limits.
IHDA
StateIllinois’ own program, built for first-time buyers buying here.
Up to $15,000 · 640+ credit score · income limits apply · works with FHA, USDA, Conventional & VA.
Chenoa · Essex · Click N’ Close
NationalFor buyers who don’t fit the Illinois box — there’s still a door.
Multi-state DPA paired with an FHA loan, in repayable or forgivable second-mortgage structures.
HFA Programs
AgencyState and local money, matched to the town you’re actually buying in.
Housing finance agency programs for down payment and affordable loan options — availability varies by county and city.
Figures above are program terms as published by the lenders and agencies that run them, accurate to the best of our knowledge as of September 2026. Credit-score minimums, caps, and availability change, and assistance funds can run out. Qualification is determined by a licensed lender after a full application.
The Edge — How We Work
01
Initial consultation
Phone, Zoom, or in person. Your goals, your timeline, and what you’re likely to qualify for. No credit pull yet.
02
Soft credit pre-approval
Apply online with a soft credit check — zero impact on your score — and send only the documents your file actually needs.
03
This is the edge
Underwritten before you offer
Conventional and VA buyers get a full underwriter review before we ever write. That means you can compete with an offer that isn’t contingent on financing — the exact risk sellers are afraid of. When a good house draws five offers, this is what separates yours.
04
Home search support
Your pre-approval letter is written to match the offer strategy — and it’s already been through an underwriter, not just a loan officer.
05
Final approval & closing
Typical closings run 14–30 days, with clear communication at every step so nothing lands as a surprise.
Getting underwritten up front is what makes this possible. Tomas walks you through exactly how it works for your file — and what it means for your offer — before you commit to anything.
See What You Qualify For
Let’s find your programs.
Answer a few quick questions and we’ll come back with the down payment and closing-cost programs that fit your situation — plus what it takes to get underwritten before you write your first offer. The more you share, the sharper the match. Tell us when you’re actually reachable and we’ll respect it.
Got it — now one quick thing.
So your inquiry doesn’t slip through the cracks, text me at 630-888-8221 that you just submitted. I’ll personally make sure you get a call back — usually within one business day.
Tap below and the message is already written. Then we’ll pull the programs that actually fit your search and walk you through what you qualify for.
The Straight Version
Am I really a “first-time” buyer?
For most programs, yes — if you haven’t owned a primary home in the past three years, you count. And a good number of programs don’t require first-time status at all.
Is this free money?
Sometimes. Some assistance is a grant you never repay; some is a second loan that’s forgiven over time or repaid only when you sell or refinance. I’ll show you exactly which kind you’re looking at — no surprises.
What’s the catch?
Real talk: there are rules. Income and purchase-price limits, a minimum credit score, an approved lender, and a short homebuyer-education course. Funds are limited and can run out, so timing matters.
Are you the lender?
No — I’m your real estate broker. The lending runs through Tomas Rodriguez Jr. at All Western Mortgage (NMLS #1899061), who can actually pull your file and tell you what you qualify for. Your inquiry goes to both of us, so nothing sits waiting.
What does this cost me?
Nothing to ask, and nothing to find out what you qualify for. The pre-approval uses a soft credit check, so there’s no hit to your score either. If you go forward on a loan, normal lender costs apply — and you’ll see them in writing before you commit to anything.
Mortgage financing · Tomas Rodriguez Jr.
Branch Manager, All Western Mortgage · NMLS #1899061. Recognized as a Top 1% Mortgage Broker in Illinois for 2023 and 2024, with access to residential, commercial, and private equity lending. He handles the financing side of everything on this page; I handle the real estate.
This page is a starting point — not a commitment to lend, an offer of credit, or financial advice. Program names, dollar amounts, credit-score minimums, and eligibility rules are set by the agencies and lenders that run them, are accurate to the best of our knowledge as of September 2026, and can change or run out of funding without notice. Actual qualification, rates, and terms are determined by a licensed lender after a complete application. Mortgage financing is provided by Tomas Rodriguez Jr., All Western Mortgage, NMLS #1899061 — not by Moses Bonilla or Better Homes and Gardens Real Estate Connections. Moses Bonilla is a licensed Illinois real estate broker, not a mortgage lender or mortgage broker. Equal Housing Opportunity.
Let’s see what fits.