It all depends on how much of a down payment you are going to put down. A confroming (under $417,000) 1 st mortgage at a 80% LTV (loan to Value) That means at least 20% down is currently at 5.75% par in California. Par means there is no rebate so all the closing points and costs would need to be paid up front. You need a minimum of a 700 score with full documentation ( no stated income) and a debt ratio of under 45% to get that. There are tons of variables. You need to be more specific. It is impossible to quote a rate unless we know LTV, type of loan, income type (self employed of wage earner), debt ratio (monthly income verses monthly bills), length of loan time, type of porperty, SFR, Manufatured Home, Mobile, Investment, Owner Occupied, etc etc.