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It's been nearly eight years since mortgage rates dropped below 5% for the first time, providing an opportunity for the vast majority of homeowners to refinance out of higher-rate mortgages. While it's difficult to predict when this run will end, many signs indicate rates will rise in the not-too-distant future. When that happens, mortgage lenders will see more of their loan volume come from purchase originations, says John Robbins, co-founder of the Mortgage Collaborative and a former chairman of the Mortgage Bankers Association. Here's a look at 10 steps lenders should take now to stay profitable when the market shifts.