Loans that are securitized by Fannie or Freddie don’t have any leeway regarding the time lapsed after a modification, but you certainly have a strong credit profile otherwise, and would be a great candidate for a portfolio loan from a local bank. Portfolio loans are held by the originating bank (rather than securitized), and are typically intended as a bridge to get borrowers to the point where they can get a conforming loan that can be sold to Fannie or Freddie. They may be a balloon loan due in several years, or an adjustable, won’t be a 30 year fixed because local banks don’t want to assume the interest rate risk involved with holding a 30 year fixed loan on their books. I would start with where you bank, ask them if they do portfolio loans, and if not, start calling local banks. Since everything about your credit profile appears strong (other than Mom’s loan!), you ought to be able to find someone willing to work with you. Good luck!