Before you consider going to a broker, research rates from your credit union, the VA and banks. As a customer, you stand a better chance of getting a good rate. A conventional loan is ALWAYS better than an ARM (often have teaser rates to suck you in), especially today given the market. Keep in mind however, that a conventional loan has stricter guidelines than the other "fad" loans. The benefit of the conventional is that your payment will always be the same over the life of the loan, there are no suprises, adjustables etc. (barring any additions to the mortgage such as escrows for taxes and insurance). Expect to put down at least 10%, closing costs in NYS are approximately 6%, which you can have rolled into your loan for a few bucks per month. Remember the lower your down payment, the HIGHER your montly mortgage will be. Additionally, with anything lower than a 20% DP you will be required to pay PMI - Private Mortgage Insurance but the upside to that is that when you have built 80% equity into your property, you can apply to have the PMI removed.
Also, if you purchase a condo, you must ask about the rules and more importantly - how much the MAINTENANCE FEES are a month, sometimes they are equal to a mortgage itself.