Hi, and thank you for your question. We actually have an entire guide for mortgages for single parents on our site. I'll give you the link here https://themortgagereports.com/24927/single-parent-home-buyer-guide
and also answer your question.
There are mortgages with down payment requirements as low as zero (for rural USDA loans and VA mortgages). For income-eligible applicants (depending on the median income in your area for your household size), Fannie Mae and Freddie Mac offer 97 percent mortgages with discounted mortgage insurance and more flexible underwriting guidelines. FHA mortgages require 3.5 percent if your FICO score is at least 580.
Here is an article about the Fannie and Freddie 97 percent programs: https://themortgagereports.com/24248/home-possible-versus-homeready-which-is-better
Regarding settlement costs, that depends on a few things, like the state in which you buy. Some have higher closing costs than others. That's why estimates range from two to five percent of the loan amount.
However, you can get your lender to pay some or all of them, if you are willing to accept a higher interest rate. You may also be able to get your home seller to cover them, instead of offering less than the asking price. See our article on getting sellers to pay your closing costs. https://themortgagereports.com/29154/get-sellers-pay-closing-costs-to-pay-your-closing-costs
Please write back if you need more information. We really appreciate our visitors and want to provide as much help as we can.