One of the biggest obstacles to homeownership is getting a down payment. In most situations, an Atlanta home lender will expect you to come up with at least 5 percent of the purchase price, and sometimes you might need as much as 20 percent in cash for the best programs.

With prices rising faster than the cost of living in some areas, it can seem like a losing battle when you try to save up for the down payment -- and the longer it takes, the more you need.

Here are some unconventional ideas for pulling together your down payment, and a thought on how to avoid one.

First, you need to know what loan programs you are most likely to qualify for and what their requirements are for cash at the settlement table.

For example, if you have excellent income and a high credit score, you may easily qualify for a 95 percent first mortgage under a Fannie Mae conventional fixed-rate program. On the other hand, if you have an unstable employment situation or a weak credit score, it may be impossible for you to get a loan with a down payment of less than 20 percent.

If you are a veteran of the U.S military, you may qualify under the Veterans Administration Guaranteed Home Loan Program for a VA loan. It requires no down payment, and you don't need to pay for private mortgage insurance, or PMI.

Even if you aren't a veteran, special programs may be available in your area that require little or no down payment, so be sure and talk to a mortgage lender and get prequalified. If it becomes apparent that you will need a down payment, here are some ideas for getting those funds together:

•  Sell something you own. Think about those savings bonds you got in high school or that silver-dollar collection you inherited last year. Or maybe you have some stocks or mutual funds that you could part with. Also consider selling assets you don't need like a used car or a lot in the mountains. It might move you closer to your goal of homeownership if you convert to cash.

If you have any form of IRA, you can cash in up to $10,000 with no withdrawal penalty for a first-time home purchase. And for the purpose of your IRA, the IRS says it's a first-time purchase if you have not owned a home for two full years.

•  Borrow against something you own. This can be tricky because the new monthly payment may negatively impact your payment ratio or your credit score, so talk with a loan counselor first. But you may own something that has cash value.

For example, if you have a 401(k) program through your job, you may be able to borrow funds from the program for a first-time home purchase. Likewise, if you have a whole life insurance policy, you may be able to borrow against its cash value at a very favorable interest rate.

•  Roll over your IRA. You might feel uncomfortable about doing this, but if you really want to buy a house and need a down payment, this can work. First, get completely prequalified for the loan you will need, perhaps an 80 percent conventional loan. Then get prequalified for a 100 percent home equity line of credit, based on your upcoming ownership of the house you intend to buy. Notify your first mortgage lender that you intend to use your IRA funds as the source of your 20 percent down payment, and allow the lender to verify those funds.

On the day of closing, withdraw the needed funds from your IRA as a qualified rollover. You will receive a check payable to you. Use the finds to buy your house.

That afternoon, apply for your preapproved home equity line based on the value of the house you have just purchased. Once approved, you will receive a checkbook for the 20 percent equity you now have in your house.

Open a new IRA account at a new place and roll the funds into a new qualified IRA account. Under IRS rules, you can perform one rollover per year and have 60 days to complete the transaction without penalty for early withdrawal.

At the end of the day, you have bought a house, placed an 80 percent conventional loan on the property and placed a 20 percent home equity line on the same property. If you are prequalified, all this can happen easily in a single business day.

But remember: Before you undertake any major financial decision, it's wise to consult a tax adviser.

John Adams is a broker and investor. His Web site is