Shane, It appears you are "Da-man" around here when it comes to mortgages and I wanted to ask a question about an FHA refinance that I am working on. Anyone else that wants to chime based on their FHA refi experiences, please do so as well!!!! 
The two questions will be;
1. Am I getting a good interest rate based on the info below?
2. Are my closing costs in line with expectations (located in TX)
Current Scores are 610-640 (mid-score is 620). Last 12 months are perfect across 4 CC's, 2 cars and 1 mortgage (a few old baddies). Currently have a conventional loan @ 8%. Currently owe $249,500 and expect appraisal to come in around $285,000 (LTV 87%). DTI with existing mortage is 40%. In a stable market (Austin).
My mortgage broker is quoting me a rate of 6.25% (approved and locked, pending termite inspection and appraisal). GFE has closing costs and prepaids right at $10K ($4400 in prepaids <high taxes>, and $5,800 in the origination fee and closing costs).
I consider myself to be pretty educated after reading all your posts 
but wanted your expert opinion to make sure I'm doing OK.
but wanted your expert opinion to make sure I'm doing OK.Thank You!
Shane - thanks again for assisting with this one.
I wanted to take the time to thank you publicly, not only for helping me with this FHA re-fi, but all the contributions that you make to these boards. As I told you in the e-mail, your feedback and "industry insider" information has helped many folks, and assists in keeping all of "the other guys" in the morgtage industry, honest.
Our ability to run things by you, have you sanity check them, validate, call "BS" or whatever other outcomes there may be, are invaluable to this community.
Thanks Again,
Tex