Am I wasting a brokers time by asking about hypotheticals?

First time seriously exploring the market so we approached a broker to get some info. We are interested in homes $350k-$400k in our Oregon area. We were told with our combined income (~$4000/month) + $20k down our max loan could be $265k unless we had a co-signer. Obviously we want to know how to boost our buying power without a co-signer and we are curious about scenarios where it’s possible for us.

Hypothetically speaking, we have some assets we can liquidate and/or family that an help with a down payment. I understand that on paper we look like a low income high risk borrower, credit scores 730 and 740. We were under the impression that the FHA is for people like us but we also want to know what a conventional loan would look like. Essentially we want a comprehensive or dynamic financial picture of what it would take to buy our dream home. Our correspondence with our broker has been short and not comprehensive at all (one sentence emails in response to questions we have/not expounding on scenarios that we’ve pitched where we have a higher down payment).

Basically, we’re wondering if we are wasting the time of brokers or any realtors we approach with potential financial scenarios that increase our down payment? Also, are FHA applicants not taken as seriously? I understand the commissions are only earned when the deal is done. We are serious buyers but we want to be grounded in our conversations and not sound foolish or naive.

Sorry if this is a weird post, there’s not really an FAQ here and I haven’t seen similar posts in all my scrolling. Thanks for any feedback!