need lower payments and considering harp but does a score of 630 or 680 even qualify

Yes.. for HARP loans, most lenders require a 620 or above.. whether or not you will be able to lower you payments is anyone's guess since you provided no details of your current loan.. It's even possible you could refinance for 20 years, vastly reducing your term, and still lower your payment.. The best advice I can give you is to contact a LOCAL mortgage broker and apply with them. Do not use the local "Big" bank, or one of those 50 states internet lenders or nationwide lenders...By applying with your LOCAL Broker, you have an advantage because he's familiar with local customs and works with numerous lenders, seeking out the best loan terms for your particular scenario. Because he has lower overhead, he can offer you lower rates and lower fees than most of the larger lenders.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. William J. Acres, Lender411's number ONE lender in Arizona. 480-287-5714 WilliamAcres.com

We go down to a 620 on a HARP loan. Let's discuss your scenario in more detail. Please feel free to contact me at 800 315 8803. I have been lending in Colorado since 1989. Until then, we look forward to hearing from you. Jamie Lynne, Lending Nationwide Since 1989, www.bartprequalifies.com, jamie@bartprequalfies.com, 800 315 8803 - 7 days a week.

I don't know if a refi is "worth it" for you, but I would definitely look into it considering you DO NOT need excellent credit to qualify. Feel free to contact me if you need more info on lowering your payments. Jimmy Vu - www.afndirect.com - 949.287.4134 - jvu@afncorp.com