Bank >>> Broker. The broker just makes their money by going to a bank, getting 5.75 %, and upping it 1/2 a point or whatever to you. If you can’t get the SonyMa loan (which you should be able to, and which actually still will go through a normal bank I think), just call your bank or a local bank of your choice. They will setup an appt. for you with one of their mortgage gurus - and that person does basically the same job that a broker does, except he is paid directly by the bank and doesn’t need to bump up the interest rate.
I know many of the grants are dependent on your income too…