[sammyg2]

Lenders are under a microscope right now and are very reluctant to negotiate. Some are scared to death to agree to anything. A while back they could sell any loan easily no matter how bad, that isn't the case anymore. If they make a loan they might be stuck with it long term instead of flipping it, most don't like that proposition so they are reluctant. Which is ironic, because they are reluctant to do the business they are in.

A 20 yr fixed at 6% with no points and minimal escrow fees is a very good deal now. Anything less than 6% is gravy.