First of all, contact a buyer's agent. It normally is not in your best interest in letting the Listing agent also act as your agent. HUD homes are normally foreclosures, or short sales. They also will normally need a bit of work.Buying now is a good idea! Rates are at 4.35-4.5 percent. If they went up to 6 percent in the year you could be looking at and extra 30,000-40,000 dollars interest paid over the 30 years. That's a lot of money. When any mortgage lender or bank runs your credit for a pre-qual letter it doesn't have the same effect as a credit card application or car loan. It usually only moves minute numbers, less than 1 point in most cases. So don't worry about having to get pre-qualified now, and then later. If it would be more than a few months since they originally gave you a letter, they'll be rerunning the credit to see if you still qualify anyway. Good luck, with this very important decision.
I agree with just saying no, however I caution you to turn away anyone willing to purchase your home. Most times the buyer will just request the commission be added to the purchase price of the home. Again though if you don't want to speak to one, then just say no.
Absolutely get the Home Inspection! While the Property Condition disclosure may list what's at fault with the home, there may be other underlying problems that a good inspector may be able to find. Then you have more power to negotiate with the seller, or walk away knowing it could have been a money pit. If not then isn't spending the 300-450 dollars on the inspection worth your piece of mind?
Talk to a mortgage broker! Banks are probably not going to be willing to over look certain factors. Certain mortgage brokers are going to be able to shop around for you. I will say that Banks such as M&T Bank and First Niagara Bank, offer first time home clubs that may be able to help. It's a match program, that usually involves a 10-14 month commitment with the lender. It's worth it to get free money though. Good luck though!
Normally the fee's are paid by the seller. You can always have it tacked on to the sales price. In reality you should welcome a buyer with an agent. They'll be doing most of the work for you, such as writing the contract, making sure you the seller have provided the proper documents for sale, and making sure you already have a pre-qualified buyer. Also in NY State, the process of closing, when going with a buyer without an agent usually can take up to 90-110 days on average. Deals with an agent close in the 60-75 day range. That means you will be closing your deal, and faster!
Honestly, you can contact multiple lenders. They should try to work for you as far as, getting the best rate available, and terms that fit you. Multiple lenders go by all different standards, so some of the replies are correct. However, you should go with whom you feel comfortable. FHA is usually a 620 Credit Score. Also in the Western New York area, their are First Time Home clubs, that will match you dollar for dollar in most cases. First Niagara Bank, as well as M&T Bank both have programs. The programs normally require you to attend classes, and deposit money in an escrow account between 8-12 months. But doubling your funds for closing is a pretty good deal. I provided links below. https://www.mtb.com/aboutus/community/Pages/FirstHomeClub.aspxhttps://www.firstniagara.com/Borrow/Personal/Mortgages/Loans_and_Programs/Loans_and_Programs.aspx