These folks may qualify for 95% cash out through FHA.

FHA does not raise your rate for having a bad credit score. You will get the same opportunity a 720 score would get.

6.5%-7.5% fixed on a 30 yr loan.

A mortgage broker likely will not have FHA so you will keep getting arms or high rates with them.

Home123 is a direct lender that can also broker. Banker and a Broker. You need someone with a setup like that.