Small mortgage bankers will rarely have the best rate.Although, brokers are excellent sources for funds because they'll shop your package for the best rate and a sharp broker will ultimately get you the best rate because they have your original package and if you haven't locked your rate, they have the ability to pull your package from one lender and go to the lender with the best rates.

if you search these words in youtube you can see the video:Women with Different Salaries on What They're Saving ForI'm going to use the term "loan originator" in this post since hereunto in this thread everyone is using mortgage "banker" and mortgage "broker" interchangeably.

I was talking to a banker a few days ago, and she was telling me a lot of their mortgagees (as they're a portfolio lender) are requesting forbearances. 

Many lending programs are Federal programs but each state practices slightly different.Example: in Arizona, we rarely use attornies on anything residential however in some states attornies are commonplace.In the Realtor Community, a good local Banker/Broker pre-qualification will help you get an offer accepted easier than if you were with one of the large banks etc.

It was until the last decade that I read Becoming Your Own Banker and multiple other books on the subject.

And now we are ready for the "Repeat" part :)Anyway during the refinance process, I created a spreadsheet to help my banker better understand our financial status.

How are you getting your mortgages, since a lot of bankers won't touch anything under 50K?

Unless it was your local banker with Class A borrower and Class A property .I mean look at huge REITS went under because they could not refi.. 

Check with city records of any permits, inspections on bldg,, and have a good contractor walk building with you prior to making offer.Your financing should be all set,, before you put in offer,, your banker is just as important..

Tony,I appreciate the concern but fortunately I am an FDIC Banker not a broker or lender so my DSCR programs have a (No Prepay) option.