On a whim today I called an old high school friend who lives in San Francisco. In the conversation he mentioned that 7 years ago he used a mortgage broker and was very happy with him. The guy now lives down here. So, I called him, and long story short, he says he can get me a loan with closing costs less than half of what I have going. Whimsy! I'll stop this discussion now, but @ceej, I may have a question for a PM down the line! Thanks to all who contributed.