Do you have to have an ARM with a FHA loan??

Absoulutely not! FHA does offer an ARM but I would definately go fixed. FHA offers 30 year fixed rates running in the 6% range. You can go to www.fha.com - there is a "find a lender" section where you just key in your zip code & it will give you the names of lenders in your area that are HUD approved FHA lenders. Requirements are 2 years "decent" credit- you can have had some problems though & 2 years proof of income/job. 3% down payment for purchases but there are gift programs available. As for refinances FHA will refinance up to 95% of the homes value. Good luck!