Need help on what offer is the best

Not anywhere near enough information here to accurately say anything one way or another. A good Loan officer would ask a lot of questions to help zero in on your need, goals, and long-term and short-term payment and equity objectives to determine the answer. But generally what I see everyday, is that if you have enough to cover your down payment and closing costs, with plenty of reserves left in the bank, AND you are going to be in this loan 5-years or longer, the better math is usually the lower rate and higher out of pocket costs. On the other hand, if money is tight, you have little left over after down payment, OR you will only be in the home a few years, the higher rate and lower out of pocket closing costs today is the better math. One way or another, you ALWAYS pay. Pay today, or pay tomorrow, but you always pay. I lend for properties in WI MN IA ND SD. Find me at WI-MortgageBroker.com Cambria Mortgage, NMLS 274132