I would strongly advise that you speak to your bank or a direct lender. Mortgae Brokers are middle-men. Typically they will charge fees or higher rates so that they can get paid. A direct lender, like Cardinal Financial, Gateway-Funding, etc. has money to lend you and also deals with many different sources. They won't load you up with fees and your closing costs should be lower.
Please note that when you borrow less than $100,000, there is typically an extra fee because it is considered to be a "small" loan in today's world.