Do I have to put 20% down?

Twenty percent down is not a requirement for most buyers; it mainly determines whether you pay for private mortgage insurance on a conventional loan, not whether you can qualify for financing at all. FHA loans allow a much smaller down payment, and VA loans can require none for eligible veterans, though each comes with its own tradeoffs in fees and loan limits. Putting down less simply means a higher monthly payment and, on conventional loans, PMI until you build enough equity. Joel Boss can connect you with a lender who will lay out each option side by side.