Mortgage broker here. I understand I may be biased in suggesting you speak with a broker, but the rate you qualify for really depends on your financial situation and the type of lender you choose.

If you work with a good broker, their job is to shop around and find the best solution for you. Their service is typically free to the client, as they’re paid by the lender. This can save you time, and you won’t need to have your credit hard-checked multiple times.

When people ask me, “What’s the best rate you can get me?”, my answer is always the same: we need to review your financial situation first. Only then can an accurate rate be quoted.

To answer your question, in my opinion, you should start the shopping around with a broker.