I have an adjustable rate that has gone up every year for the last 5 years it's now at 10.65%. I've tried FHA and they say my raito to income is to high 46%. My loan to value is 80%. Can anyone offer any help/

Contact a local mortgage broker, if they are hard to find contact a local well known realtor, they can put you in touch with a mortgage broker. If you are in Florida, contact me.

There are many details that need to be looked at and you may be stuck with the loan for awhile.

The two keys things are to reduce your monthly debt (credit cards, car payments are 2 big ones) to get your income ratio down (38% is a good target).

Loan to value is a harder problem - when was the home last appraised and what was that amount? A higher appraisal means a lower loan to value ratio.

Talk to mortgage brokers about refinancing - they make money when they place loans so their interest is to give you the loan if possible.