If you have 10% down, you shouldn’t go FHA – WAY too expensive in fees. There are enough lenders that will give you a loan with 10% down. Of course you will still have PMI to pay (300-400 extra monthly for that amount). Only catch is that you may have to prove additional funds to pay the PITI for at least 3 months (in addition to your 10% down) – and I don’t know if you retirements count for that.

P.S. rates vary every hour so the question “what rate I would get” is kind of useless…

P.P.S. You can ask HLS (Sheldon). I was in the same boat as you and we got pre-qualed for 10% down loan. We didn’t end up buying but that’s another story.