The market opened worse on surprising news that housing starts increased unexpectedly in April.  The increase in starts was due to multi-family housing.  Single family housing still declined.  This better than expected economic news was then offset by the weakest consumer sentiment numbers since June 1980 from the Reuters/University of Michigan surveys which is now driving the bond market back into positive territory (higher prices / lower yields).  If the reverse of momentum sticks this morning, we will hopefully see an updated rate sheet with slightly lower costs for the same rate.