FHA if you’re looking to do a real low down payment. They have income limits and home cost limits as well, but they’re higher than SONYMA. Also shop around the private banks. I’m pretty sure Nikuk found a bank with a great low down payment option and none of the BS hoops to jump through that the government programs have.
The wife and I did an FHA loan when we bought our house then re-financed 3 years later to a traditional 30 year for a lower rate. As a bonus we used the appreciated value on the house to get out of paying PMI.