In my mind I am going to Carolina....we didn't choose to live in the Carolinas for bright lights and city traffic! More than half of our beautiful towns qualify for rural government loans as well as many in Tennessee. You would be surprised just how many. Even Charlotte has homes that are considered in this program! USDA insures purchase loans that meet federal guidelines. There are income limitations and loan limitations. However, if eligible, this program allows homebuyers to purchase a new home with no money down. The Government insures your loan at 100% and allows you to roll in the mortgage insurance making your loan eligible to go to the full 103.5% financing.
Check http://www.rurdev.usda.gov/ to see if your property is eligible or we would be glad to help you find out.