Thank you for your question Katie:
You have some very strong points such as your high 780 credit score and your 10 year employment history.
I recommend that you talk with Doug Jones, the owner of Mortgage Magic.
Mr. Jones is one of the best lenders available.
Mr. Jones has been a lender for over 40 years and has a great deal of experience with this issue.
You may reach Mr. Jones at his cell phone: (408) 209-6773.
I also recommend that you go to Mr. Jones website at www.mortgagemagic.com
Charles Butterfield MBA
Real Estate Broker/REALTOR
Cell Phone: (408)509-6218
Email Address: email@example.com
You really need to get with a mortgage broker who can advise you. You are very close on your lowest score. Sometimes the things that seem to make sense to improve credit scores do just the opposite, like closing accounts or paying down balances (you then are cash poor). Probably the worst thing you could do right now in my opinion is to open another credit card. Also, don't let department stores or other entities pull your credit report, because every time it is checked it can lower your score. It gets interpreted as you are looking for more credit.
I can't advise you on who to contact in your area, but someone else may have a recommendation for a reputable, reliable person to advise you. Ask around! And when you get ready to buy, do the same research for a reputable, experienced Realtor to help you.... more
If you're putting 40K down on a 133k house PMI should be simple to avoid, but getting approval entails more than just the credit score. You'll need to contact a lender, and they are going to factor in debt to income, job history, etc. If you don't qualify yet at least they can let you know what needs to be done in order to get there. Best Wishes, Kevin... more