<prompt> Human: I just signed a one year lease at my dirt cheap place and will be ready to buy my first house when the lease is up next July. Ive cut all unnecessary spending and reduced living expenses as much as I could to build up my savings thinking about picking up some 1 day a week side work for a bit this fall too. Ive contacted the realtor Ill be using, and I have leads on 3 mortgage companies Ill be meeting with soon.Anything else I should be doing over the next year to educate myself and prepare for the point where Im ready to start seriously looking at homes?  <response>: I would put realtor and finance on hold. Just visit open houses in areas that you like, figure out what you actually need for accommodation. If you want a garage or a shed. Need a workspace for that hobby or a large lot for a big dog. Try and figure out if you are going to want an apartment or duplex for supplementary income, and save like a madman for the next 9 months. Buy during the winter when the market is slow and negotiate a wicked deal with someone who needs to sell right away... Talk to finance first. Get pre qualified for the best rate possible and find out your max lending amount. Buy something 13 less than that number if you can. Engage the realtor at this point, where you have a firm budget and know your requirements preferences. Dont be too afraid of cosmetically dated properties if the bones of the property are good. Fire the realtor if they dont work with you and show you what fits with your decided requirements. Careful on this point, if left to their own devices a realtor will keep pointing you to towards higher range properties and show you top of the line amenities, so when you see a place that you can actually afford, it looks like crap compared to the shiney palaces youve been shown. Dont let them get you off message and stay focused. If you do your homework, you should end up with an affordable place with potential which can be paid off in a reasonable period of time. Also, get an contingent inspection clause added to the offer. It will save your ass. 