There's plenty of help out there for first-time home buyers -- and you may not even have to be a first-time buyer to get it.

Every state has programs that make it easier for qualified borrowers to get the down-payment cash and low-cost financing they need. Some local governments and community agencies also offer help.

While these programs may be promoted as being for first-time buyers, the definition often includes those who haven't owned a home in the previous three years. In some cases, it even includes people who currently own a home, as long as they want to move to an area targeted for economic growth.

These programs are not restriction-free. There's usually a limit on how much money you can make or how much you can spend on a house. Good credit helps. Steady work is a must. Some also require that you take a homeownership course.

Applying isn't any more difficult or time-consuming than applying for a conventional mortgage, and the potential benefits are appealing enough that all first-time buyers should find out what's available.

You know you'll get a loan you can afford, not a potentially dangerous mortgage with artificially low teaser rates and payments that will dramatically increase in just a few years -- or even a few months.

This kind of help is especially important since the mortgage crisis hit in late 2006. The ensuing rash of defaults has made loans, especially those that require no down payment, more difficult for many first-time buyers to obtain.

Every state offers some kind of assistance. Here's the kind of help you can expect to find:

Loans with lower interest rates. These generally are 30- to 40-year, fixed-rate loans designed for low- to moderate-income families. Most have income caps and some have caps on the purchase price of the home. You may be hard-pressed to find a better deal, even in our extensive database of the best mortgage rates from lenders across the country.

Cash for down payments and closing costs. Amounts vary, and there generally are income caps and other restrictions. In many cases, the money never has to be repaid if you live in the home long enough. Sometimes, you must participate in the state's low-cost loan program to get help with a down payment.

Income tax credit programs. Mortgage Credit Certificates allow qualified applicants to claim a federal tax credit of up to 20% (and sometimes more) of the interest paid on their mortgage each year, for the life of the loan. This increases disposable income so borrowers may be eligible for a larger loan.

Help for public-sector employees, those with disabilities and others. Not every state offers this kind of assistance, but some have special loan programs for teachers, police officers and fire fighters, state and municipal workers, people with disabilities and veterans.

First-time buyer loans and down payment assistance programs may not be for everyone, but it's smart to investigate what's available, especially if you've had credit problems.

Start by checking to see what your state has to offer. Some state Web sites also have links to programs managed by local governments and community agencies.

Click here for links to each state's first-time buyer's program.

By Kathy O'Gorman

Interest.com Contributing Editor

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