Everything that you have listed always goes on in the mortgage industry one way or another all the time.  I, for one, am glad that credit standards are being lowered.  I work in the industry and credit standards are, still, way too tight.  I see plenty of qualified  potential borrowers who get turned down all the time over dumb rules and regulations that the Government has put into place to look "more responsible".   The rules regarding the likes of MDIA, TILA, ECOA, you name it were installed by the governent which makes it harder to close loans...    Interest rates have been low for more than a decade. So, again, I ask...  How is this fake pumping?