How do you stack programs to get to zero out of pocket?

Stacking down-payment assistance, seller-paid closing costs, and a lender credit is how buyers get close to zero out of pocket, though the exact combination depends on the loan program and what each source allows. FHA, VA, and USDA loans each have their own rules about how much outside assistance can go toward the down payment versus closing costs, and some programs cannot be combined with each other. Working with a lender who understands these programs before you tour homes avoids a combination that does not work. Joel Boss coordinates with lenders on this regularly.