Fed decides Wed Sept 16 at 11am PT with Chair Warsh press conference at 11:30am. Bond futures priced ~80% probability of 25 bp cut. Three-scenario framework, ceiling-setting math, float-down option, 48-hour checklist. Do not try to time the bottom.
August 2026 CPI came in at +0.4% MoM / +3.4% YoY headline; core at +0.3% MoM / +2.4% YoY. Shelter cooled to 3.0% YoY, energy spiked 2.1%. Five days before the FOMC, bond futures still price ~80% probability of a 25 bp cut. Powell forward guidance matters more than the decision itself.
Zero to Hero Refinance is OnPoint branded program with TWO options. Option 1: par rate + $0 OnPoint lender fees, borrower pays third-party costs. Option 2: slight rate premium + lender credit covers most closing costs. Choice depends on cash preservation vs long-term rate cost.
A no points refinance skips the discount-points buydown fee at close and funds at today market rate. Distinct from no-closing-cost refi and from OnPoint Zero to Hero (which eliminates lender fees). Full mechanics + 3-way comparison on a 400K refi.
The VA IRRRL is the fastest and cheapest refinance in the market for veterans. $2K-$5K closing cost vs $6K-$12K conventional. 10-25 day close vs 30-45 conventional. No appraisal, no income docs, no DTI recalculation. Full mechanics, eligibility, worked scenario on a $400K VA loan.
August 2026 jobs report just hit: 162K payrolls (vs 53K consensus, 3x upside surprise), 4.1% unemployment held. Hawkish print reduces September Fed cut probability from ~35% to ~25% and pushes mortgage rates up 5-15 bp over next 24-72 hours. Lock this weekend if you were floating.
Typical closing cost to refinance a $300,000 mortgage in 2026 runs $6,000-$12,000. VA IRRRL cheapest at $2,000-$5,000. FHA Streamline $3,000-$6,000. Full line-item fee breakdown, state-by-state variation, no-cost option analysis, and break-even math.
With 12 days until the September 15-16 FOMC decision, your mortgage rate lock strategy this week depends on your closing timeline. Bucket-and-tier action framework, the two data releases still ahead (Aug jobs Sept 5, Aug CPI Sept 11), and the 3-trigger watch list that should trigger an immediate lock.
Can I afford a 300K house on a 70K salary? Yes in most states with 5-10% down and clean debt. Real math by state showing where it works (ID, VA, CO), where it is tight (TX), and where it fails (coastal FL). Plus down payment sensitivity and debt payoff shortcuts.
DSCR vs conventional investment loan: DSCR qualifies the property on rent vs PITIA, conventional qualifies the borrower on personal DTI. Rate gap 50-75bp (conventional lower), documentation gap 15 pages vs 60+, property count limit 10 (conventional) vs unlimited (DSCR). Full comparison with worked scenarios for W-2, self-employed, and portfolio investors.