Mary Ann Forrester is living proof that “life is what happens to you while you're busy making other plans.” The familiar lyric from John Lennon’s “Beautiful Boy (Darling Boy)” offers a perfect picture of her path to home ownership and fierce commitment to her son’s health and wellbeing.

Forrester envisioned a quite different future when she moved to Virginia with her husband David and adult son Eric in 2020. She had taken an early retirement from her job in the accounting department of Appalachian State University’s Belk Library in Boone, North Carolina, and was looking forward to hitting the road for some new adventures.

“I put in my time, and I said, 'I'm finished, goodbye,'” said Forrester. “We thought we were going to rent and travel. That was our goal, but it didn't quite work that way.”

The property they selected in Abingdon needed a lot of work, but Mary Ann wasn’t worried because David was a wood crafter who could repair and build almost anything. Then, the unthinkable happened and he passed away in June of that year before he could address any of the major maintenance items in the home.

“We had mold and plumbing issues, pipes were bursting, and the heat pump didn’t work some of the time,” explained Forrester. “My landlady wasn’t able to put any money into the property, so I had to pay out of my own pocket for someone to come and do those repairs.”

The conditions inside the rental home weren’t just uncomfortable. They were dangerous for Eric who has cystic fibrosis and rheumatoid arthritis. The basement was supposed to be his living area and needed to be kept sterile. Busted pipes led to flooding and the discovery of mold in the walls, leaving Forrester feeling overwhelmed.

“The mold spread throughout the house and Eric was hospitalized three times,” said Forrester. “With cystic fibrosis, a new type of bacteria can bring on an infection and he can become septic in a moment. It was just a bad situation, and I knew I had to get him out of there.”

She learned about USDA Rural Development housing programs when she submitted a loan application through the Virginia Housing Authority (VHA). Loan originator Sam Hanks made the referral when she couldn’t qualify for a large enough loan through his agency to purchase a property in the local area.

“Sam said, 'Well, have you thought about trying Rural Development? They might be able to assist you because they can offer many options that are not available to us,'” said Forrester.

Hanks stepped up to serve as a packager for the Section 502 Direct Loan after her initial VHA contact took an extended leave of absence. Thanks to his efforts, Forrester received an approval in about three months and then worked with a realtor to find a new home. She had some anxious moments during the 90 days it took to close but says her realtor really went to bat for her to address the seller’s concerns.

“I had a lot of competition for this property and the person who owned it was very anxious,” said Forrester. “It was stressful because other buyers might have had conventional loans or even cash offers. My realtor did everything he could to get this property for me, reassuring the homeowner's realtor that the sale would go through.'”

The townhouse they moved into in late October of 2023 checks all the boxes for mother and son. It’s in a good location with convenient access to shopping and critical medical services. If either of them needs an ambulance, Forrester says help can be there in minutes. The property has a small lot and was recently renovated with an updated kitchen and bathrooms.

“This home has really been a tremendous gift to my family,” said Forrester. “It’s a very healthy environment for Eric and he seems much happier and more content here. He has a sterile bathroom as well as a private and sterile recreational area downstairs with a nice little space for his crafting.

“I appreciate not having an acre-and-a-half of mowing to do. Now, I can cut the grass in eight minutes and have a little deck and patio area downstairs to enjoy. My older son is thrilled too because he can now go to bed at night and not have to worry about the two of us.”

“Our team is committed to helping low- and very-low-income families achieve their dreams of homeownership,” said Perry Hickman, USDA Rural Development Virginia State Director. “We’re so pleased that Ms. Forrester and her son found a property that is centrally located and meets all of their daily needs.”

Forrester would like to see others afforded the same opportunity to move into safer housing but thinks that awareness and education are key to successfully accessing available resources. She says seniors and those with disabilities are at a disadvantage because they may not have anyone available to help them navigate the home buying process.

“I wish that more people were aware of how to go about it and what programs are available,” said Forrester. “Eric's fortunate because he has me, but there are many in his circumstances who don't have an advocate or family.

“If realtors were more aware that these are secure loans, they could reassure their clients that it's a positive thing to work with Rural Development. You have somebody who already has the money in hand. It just takes a little longer to roll through the process.”

Now, that’s a future we can all “Imagine.”