I regularly receive e-mails from readers who desperately want to buy a house but just seem to be in dire straits financially. Beyond that, they are dismayed at the ever-increasing price of their rent and housing in general. In addition, they just can't seem to make more money. They are in industries that will not provide them more opportunity than what they have now.

One writer shared with me that his salary was at $15,000 and though there are houses priced about $50,000, his debt to salary ratio knocks him out of the buying arena at this time. He can't see homeownership as a part of his future.

For this person, I say, don't give up hope. Someone making $15,000 could purchase a house in several markets with today's interest rates. The traditional percentage of a person's salary allowed by lenders for housing costs and credit debt is 36 percent, though higher for many programs today. Therefore, a person making $15,000 with no credit debts would have $450 for a monthly mortgage payment (36 percent of $1,250 in monthly income). This amount could borrow roughly $65,000 to $70,000, depending on the interest rate and taxes.

While that won't buy a single family house in most markets, it will buy a property of some sort that provides a lower income borrower a home of his or her own. That's the bottom line. The details may be a little more complex. Those in lower income brackets may have to make some tough decisions in order to raise the savings and cash flow needed to own a home. The best advice I can give is to talk with a mortgage or real estate professional to see where you stand financially. Below are some quick directions on heading toward homeownership:

•Increase your cash flow. This may mean getting into another line of work, taking on a part time job, or getting the skills (going to school) to prepare yourself for a higher salary. It could be as involved as pursuing a college degree or getting into a trade, such as plumbing, carpentry or electrical work, which takes less training but pays higher than unskilled labor.

•Move. If you are in a very expensive metropolitan area and the above step isn't going to work -- then find a job elsewhere in a cheaper housing market. The minimum wage is the minimum wage whether in expensive New York City or rural Turtletown, Tennessee. Obviously, you'll have more purchasing power in Turtletown (yes, a real town -- the hometown of my grandparents).

•Get Out Of Debt (GOOD). Frankly, being debt free gives you more housing options (and a lot less stress) than anything else you can do.

•Look to low- to medium-income housing assistance programs. Below are various organizations across the country that can help buyers with downpayments, closing costs and debt reduction. These are national groups, however, there are plenty of state based organizations available as well. Search for them online using your search engine of choice, by plugging in "housing assistance" and your state name.

• Housing Assistance Corporation (HAC) is a Nevada-based non-profit corporation that operates "Home Grants," a special down payment assistance program providing non-repayable grants and gifts to individuals and families nation wide. Phone: 702/385-3973.

• Housing Assistance Council (HAC) helps local organizations build affordable houses in rural America. Helps in development in both single- and multi-family houses and helps low-income rural buyers through a self-help "sweat-equity" construction program. It maintains a focus on high-need groups and regions: Indian country, the Mississippi Delta, farm workers, the Southwest border region and Appalachia. Housing Assistance Council, 1025 Vermont Ave., NW, Suite 606, Washington, DC 20005, Phone: 202/842-8600.

• Community Housing Assistance Program, Inc. ( CHAPA ) was founded in 1991 and services predominantly California, Washington and Oregon. The nonprofit organization is a managing partner for 42 tax credit partnerships with more than 5,500 units of affordable housing. Community Housing Assistance Program, 3803 E. Casselle Avenue, Orange, California 92869, Phone: 714/744-6252.

• USDA Rural Development. This is the only government agency I've included in this list because of its unique programs, by supporting loans to businesses through banks and community-managed lending pools. Plus, the largest demographic of its client base are single moms, who usually need plenty of help in the search for affordable housing. Rural Housing Service National Office, U.S. Department of Agriculture, Room 5037, South Building, 14th Street and Independence Avenue, S.W., Washington, D.C. 20250, Phone: 202/720-4323.

• The Nehemiah Program provides gift funds for down payment and closing costs (of any resale or new property) to qualified buyers using an eligible loan program, such as an FHA loan. Gift funds of 1 to 6 percent of the contract sales price can be requested, depending on the particular needs of the buyer. Homebuyers often move into their new home with as little as 1 percent of the sales price in reserves. No repayment, geographical restrictions or income/asset requirements. Nehemiah Program: Phone: 877/634-3642.

• The Housing Action Resource Trust (HART), operates its Down Payment Assistance Program. It assists with downpayment costs for buyers who qualify for a first mortgage loan. The organization is supported through various builders/sellers and other businesses. The gift amount is limited to $15,000, which can be used for closing costs, pre-paids, rate buydowns and debts or collections (as mandated by the loan underwriter). Phone: 909/945-1574.

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