But you certainly can get sued.I always make sure every piece of communication is in written form, preferably digital.

You can do a 5% down conventional loan for a owner occupants and not deal with FHA loans (harder to get accepted but not impossible).

Conventional loan to purchase.

Are these commercial, portfolio, or conventional? 

I have great credit and 6 digits paying job, still have hard time getting loan without putting down any security like my primary residence.

You'll be in the 25-30% down range if you go conventional financing.

But if it's a refi from one conventional loan to another, I'd probably be more inclined to pay the fees up-front and lock in the interest rate while it's at a historically low level, and just avoid the refi altogether.

Normally, with Mexican banks, it's 50% and the interest rate is in the double digits!

There are local credit unions out there who are doing low and no money down conventional loan products with no pmi, you just need to shop around.  

I intend to finance the purchase with a conventional 30y 20% down loan.