home refinance
You may qualify for some of the new HARP programs. I would contact your servicer and see what they can do to help. I have helped several customers in our servicing portfolio with scores less than 600. They were able to take advantage of rates below 4%...

Where can I go to qualify for a HARP mortgage if I currently have a privately held mortgage, that must be paid off.
Sorry. As of right now only Fannie/Freddie loans. There has been some talk about a more inclusive program but nothing rolled out right now.

Can I refinance my investment property even though I own no other property in Texas?
Yes

lender interest rates
It is always a good idea to shop around. Check with your local community banks and local mortgage brokers. Make sure to get a good faith estimate and compare the costs associated with the rate. Depending on how long you want to stay in your home compare a no-cost option over a loan with upfront fees.

I own my home, i owe nothing on it, but it needs major work
Contact your state, city or county finance agency and see what programs are available. Some have below market interest rates for home improvement loans,

I own a duplex, owner occupied, paid in full but it needs a roof and cosmetics, mostly curb appeal.
I don't know about IL but some states and cities have home improvement loans available that offer a below market interest rate and easier to qualify for. Contact your city, county or state finance agency to see what is available.

usda or fha loans
Contact a local community bank or credit union. They will usually work with smaller loans,

can we refinance our home with a credit score of 630?
I have just got a 611 credit score approved on a conventional loan with HARP guidelines so it might be easier than you think. It might be a good idea to contact your current lender and a local mortgage broker and see what options are available. Remember to compare interest rates, fees and the company...

Qualifying for a new home construction loan
Gorden, I work for a communtiy bank out of Eastern MN. We have 1-time close and 2-time close construction loans available. The 1-time close loan will save you on closing costs over many of the 2-time close products. There are a lot of options when it comes to construction loans so make sure you compare...

When applying for a mortgage, do lenders consider gross income or take home?
Gross

What are the risks involved when not locking the rate quote?
The loan officer may not feel comfortable locking your interest rate until more steps have been taken. I personally will not lock a loan until I have reviewed all the documentation and the customer has given the signed disclosures back. Your biggest risk is that rates will go up.

Getting a mortgage 14 months after bankruptcy discharged.
In a perfect world you would be allowed 2 years from discharge for FHA financing. You need to make sure that you keep all your accounts current after a BK because any lates after a BK are looked at very carefuly.