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✦ FHA: INSURED, low down (3.5%), MIP upfront + annual, owner-occupants
✦ VA: GUARANTEED, eligible veterans, $0 down, funding fee, no monthly MI
✦ USDA: rural areas, income limits, $0 down
✦ Conventional: not government-backed; <20% down usually needs PMI
✦ PMI cancels near 78-80% LTV; FHA MIP often lasts the life of the loan