"Fizzle" probably wasn't the right word. Over the course of the summer I gradually watched rates climb and I didn't end up with quite the same percentage on the good faith estimate that was written in May compared to when I closed in September. All the same, rates are still better than they'll be this time next year (or maybe for some time to come). All of your other points are right on target.

M22ti mains, EP175 sub, VP150 center, QS4 surrounds