I bought at 24 and the rates were almost as high as now. I was approved for a loan and they actually withdrew it the day I made an offer for a house. I ended up with a usda loan. If you can't use your bf as a cosigner, just build up that bank account until you have enough for down payment. Then try first time homeowner programs or credit unions for a slightly better rate.

If you're willing to buy fixer uppers, you can definitely afford it with what you're approved for. I've seen some listed on fb marketplace. But it will be a lot of work.