lender offered interest rates

[Shane Sitzman]

Sorry guys, I have a quick question and being deployed I don't have the means to find everything I need. I'm trying to work a deal while away and I just got rates from my lender.
Tell me if I'm crazy, but he offered

30yr fixed with 20% down for 5.125% including a 2% buydown fee.

I looked up current rates and found them to be around 4.3%.

This is an investment property, sfr for 90K.

lender's rates compared to advertised rates is something I'm not 100% clear on. Any input is appreciated. I would think that being a mortgage banker, I may not get the same rate as the banks, but it should still be no higher than 4.5-4.6.

we close by the 28th of september.

Thanks,
Shane