I'd like to comment on Robert Lusk's statement regarding banks' guideline changes. While it's true guidelines have been changing, (mostly shrinking), most lenders still communicate appropriately. At First Horizon, when there's a guideline change for a portfolio product, we're given time to react, usually as long as a week. If we lock the loan, with the program, it's being honored. On the other hand, I've seen recent cases where brokers are late to respond to changes in guidelines; because one way or another the communication wasn't there. I'm sure the experience mortgage brokers who are staying on top of things, aren't having to jump from one lender to the next to honor a program. Get the loan into underwriting, lock the rate, (very important right now), and communicate with the lender. It's the banks for the most part, that are still operating efficiently (although definitely operating with less revenue). The non-bank backed mortgage companies are the ones "imploding" and dropping programs left and right. So, without going on and on, great mortgage brokers are still great mortgage brokers, and great bankers are still great bankers. I'm confident that when dealing with one or the other, you'll be satisfied and well taken care of.