Get a couple of opinions, because different lender types will not necessarily land on the same number. Every lender layers its own overlays, extra rules on top of the base guidelines, and those overlays move your approval: - Banks lending their own money often run stricter internal limits on debt-to-income ratios and minimum credit scores for their portfolio products. - Brokers typically have access to many lenders and more flexible guidelines, which can qualify you for more or simply for a better structure. - Credit unions can be a useful third look. Overlays change, so confirm current requirements with each. Do not shop on approval amount and rate alone, though. Compare fees, and weigh service and communication just as heavily, because a headline rate is worthless if the lender cannot execute and close on time. We watched a buyer leave a recommended lender for a cheaper quote, then have such a poor experience that we had to step in directly with the bank to keep the deal alive. The cheapest quote that misses the closing date can cost you the house. On credit pulls, the honest version: per the CFPB, multiple mortgage inquiries within roughly a 45-day window count as a single inquiry for scoring. The real risk is spreading pulls out over months, and if you are buying within about 90 days, starting with a hard pull is the clean move. If you want a genuine second opinion, we shop your file across nearly a hundred investors in the free Roadmap conversation, about 20 minutes where we run your real numbers.