I called Embrace Home Loans about a mortgage after receiving an offer in the mail in October. After the call I was immediately charged $375.00 for a mortgage appraisal. From this point forward the only communication I had was thru email with a loan officer by the name of Steven Winn. (Extremely unprofessional with near illterate email responses). The first encounter was great. I was approved immediately for a cash our refi and that the loan process was very quick. Once they received the money then they started changing the rules blaming it on FHA. After 3 months I finally received a response back that they could no longer approve the loan due to a new rule by FHA which disqualified me. I was also told FHA could not honor this loan as it wasn't "officially" approved previous to the new ruling. I find it hard to believe that they can be paid without having any responsibility for producing anything. This is a huge scam...