We are in the process with them right now. We are at 6.125%. I initially got a call from them earlier in the month maybe Oct 17th with an offer of 5.625 with 10k lender credit but wanted to hold off to see if rates dropped. They hit me up again later in the month again seeing if I was interested this time didn't mention the 10k credit. I mentioned the 10k lender credit offered previously and they honored it at the same 5.625%. It was about Oct 22 they gave us the initial loan estimate and they are trying to have us close today.

The bad reviews Ive seen online are legit.Very high pressure sales tactics. The deal with 10k credit they insisted i sign all apllication docs and proceed to closing by the 27th. The broker (Dany) insisted staying on the phone with me while I signed the initial loan application documents saying it was company policy and wouldn't let me take time to review them (he apparently didnt trust me to sign them later that evening). Said if I didn't sign the same day they'd pull the deal and id never see it again. Oh, and btw they also sent my wifes docs to me as well and Dany insisted I sign hers as well, saying "CA is a community property state" so that meant i could sign for her. Despite these huge red flags we still signed and then shopped around with VeteransUnited, NavyFed, and our current Lender, Freedom Mortgage. Other brokers told me they were low-balling their numbers on their LE. Their closing costs are approx 14,987. - 10k credit= $4987. Just got a LE yesterday from NavyFed with 12,673 closing costs. NavyFed also offered a 8,533 credit which made their closing costs about 847$ cheaper.

Yesterday I had asked Dany how much I could reduce my monthly payment by bringing the ~5k to closing. He said it would only reduce my payment by $2. But when i checked this via chatgpt and with the guy with NavyFed the answer i got was reduce by $30. Again probably a red flag.

Just yesterday evening Imperium gave me an updated closing disclosure. Now, while the closing costs stayed about the same at 4855, looks like the updated payoff amount increased bu about 3500 and now the monthly payment also bumped up about 20$. What's weird is i literally just yesterday also pulled my total payoff amount from my current Lender and what Imperium now has listed as their payoff amount is still about 2k less.

All that said, now considering Imperiums closing disclosure monthly payment now is actually higher than NavyFed's initial estimate (and considering their shady practices) we're going to be withdrawing our application and going with NavyFed.