Advice on Moving out?

Here's my advice: Save a little more. Maybe, since you've been such a good tenant (and you're her son), your mom will cut you a break for six months, or a year. If I were you, I'd try to save 10-20K. It sounds like your credit will be great, and employment history is super, etc. Talk to a few lenders and find out what they can do for first time homeowners. There are many many options out there. (My credit union offers a program of matching funds for certain income levels.) Forclosures are not as simple as they seem. They're not simply abandoned property. Sometimes they can be more legal headache than they're worth due to problems clearing the titles and so on. If you do decide to go that route (now IS the time), then make sure you work with a real estate agent who has a great deal of experience with foreclosures and make sure that you have an attorney you trust. Owning a coop or a condo can be a fantastic option for a first time buyer. With one of those options, you wont be responsible for maintainence you would with a single family home. You might consider a two family or single family with income apartment. This way, someone is helping you with your mortgage. I applaud your choice not to buy a trailer because you will not see any return on your investment if you do. Hmmm, what else? There's nothing wrong with having a friend move in and pay rent as long as he's a reliable individual. You could always put a time limit on it. If you go that route, have a signed lease stating terms of rent etc. That's all I can think of. Best of luck!