For FHA or conventional rate and term refi....

PAR rate is 4.0 or less. 4.5 will give the broker around 3.5% commission and to charge closing cost on top of it is very close to section 32 limit. Most retail and wholesale lenders are offering 4.5% w/o closing costs OR 4.0% with 1% closing cost+prepaids.

This is just a general guideline and I do not know your DTI, LTV and credit situation obviously.