The FHA might be just what you need. Your down payment can be as low as 3% of the purchase price, and most of your closing costs and fees can be included in the loan. Available on 1-4 unit properties.
They are referencing the 203(b) program, and happily notes that closing costs for the loan, can be rolled up into financing, so if you have $6k, you can buy a $200k property, and the government takes the risk. I hear that very few banks want to do these loans, even though HUD is guaranteeing them.
I suppose later this year, at some regular meeting in the bowels of the HUD, someone will mention the subprime crisis, and how that might affect some of their homeownership policies.