Refinances:
95% Cash Out
97% Rate and Term
80/20 is hard to find these days and usually not better than using FHA, VA, or USDA.
Other than that ILMortgageGuy handled the rest. Remember that the minimum down payment is not always 3%. Here is a little help from the 4155 on that:
Maximum Loan-to-Value Percentages
(Purchase Transactions Only on Proposed and Existing Construction)
States with Average Closings Costs At or Below 2.1 Percent of Sales Price
• 98.75 percent: For properties with values/sales prices equal to or less than $50,000.
• 97.65 percent: For properties with values/sales prices in excess of $50,000 up to $125,000
• 97.15 percent: For properties with values/sales prices in excess of $125,000.
States with Average Closings Costs Above 2.1 Percent of Sales Price
• 98.75 percent: For properties with values/sales prices equal to or less than $50,000.
• 97.75 percent: For properties with values/sales prices in excess of $50,000.
Usually you have to fight with an underwriter and tell them how FHA works. They try to say that the minimum statutory investment says 3% on an FHA mortgage. This even shows on DU. Most just would rather not fight with an underwriter so they use 3%. If you ask your AE up front and get that out of the way before your buyer writes the contract you may free up an additional .75% for a seller especially if you are using Down Payment Assistance and have a tight deal.
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