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Trying to decide if patience is my best friend in this situation as the LO told me today my score was too low. Basically a single mom trying to rebuild my life for my kids and myself. All of the credit negatives are 2007- early 2008 before I was working and when my children's father (CF) decided he didn't need to work year-round and thought the bills would wait.
One other qualifying factor is that I have been paying $1200/mo rent for the last 2 years, so can prove that the payment is within my reach.
I got a USDA guarantee loan and had to get my middle score higher then 640. I wouldn't worry as much about the medical collections, although you could try for PFD's with them. I had a few collections and was not required to pay them off, however they all only totaled $1000 so that probably helped. I think the lien and lates are what will hurt you they most - we could only have one late payemnt in the past 12 months but thankfully had none.
Have your considered FHA?
Your scores need to be up to at least 620 and that is pushing things - 640 for sure can get you in the door. (Meaning, you can't get to an underwriter unless your scores are high enough...then once that happens, the UW decides what else, if anything, needs to be corrected such as the unpaid outstanding collections.
I think patience is your best friend. Definitely do PFD's if you can for those collections. Your score will improve from getting rid of those, and your credit reports will be much cleaner.
Good Luck.