Just Closed
Pacific Northwest
August 2026
Honor Loan Team
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Who We Are
Meet the Honor Loan Team
Honor Loan Team is a branch of Lifetime Home Loans, located in the Pacific Northwest. Ran by Marques Johnson and overseen by Mark Jaime, together they bring over 39 years of combined mortgage experience that collaborates to build a unique experience for Real Estate Agents, Escrow Officers, Insurance Agents, and most importantly current and future homeowners.
The word Honor embodies who we are down to our core beliefs. Our ethics, morals, convictions, and integrity are all summed up in one word — Honor. That is why we chose to be the Honor Loan Team.
3906 S. 74th St, Tacoma, WA 98499
39+ Years Combined Experience
The Meaning Behind Our Name
Honor
Living in a way that deserves respect by consistently doing what is right, even when it costs you. It encompasses your entire character and reputation.
“Who am I when no one is watching?”
Ethics
The standards or principles that determine what is right and wrong, especially in a profession or organization.
“What should I do in this situation?”
Morals
Your personal beliefs about right and wrong, often shaped by your faith, family, and upbringing.
“What do I personally believe is right?”
Convictions
Deeply held beliefs that you refuse to compromise, even under pressure.
“What am I willing to stand for?”
Integrity
The practice of living consistently with your ethics, morals, and convictions. It's when your words, actions, and values all align.
“Do my actions match what I say I believe?”
“Your ability to develop a reputation as a person of character & honor is the highest achievement of both social & business life”
Strength & Honor
Home LoansWith Honor
We shop your loan across over 100+ wholesale lenders with just one credit pull. Experience the difference of working with a local mortgage broker who puts your interests first.
- Over 100 Wholesale Lenders
- One Credit Pull for All Lenders
- Local Broker - Personal Service
“Strength and Honor” - Our guiding principle
Our Professionals
Meet Our Team
Dedicated professionals committed to helping you achieve your homeownership dreams with honor and integrity.
Marques Johnson
With 13 years of experience in the mortgage industry, Honor Loan Team is a division of Lifetime Home Loans LLC, located in Puyallup, Washington. We shop your loan across 100+ wholesale lenders with just one credit pull. Experience the difference of working with a local mortgage broker who puts your interests first.
NMLS# 493389
Regional Leadership
Supporting Team
The dedicated professionals behind your smooth mortgage experience
Gene Anderson
Loan Officer
NMLS #2558667
Gene Anderson is a U.S. Air Force veteran and former Intel corporate professional dedicated to helping clients confidently navigate the mortgage process. He has a passion for helping veterans understand and maximize their home loan options while providing honest communication and personalized guidance. Outside of work, Gene enjoys paddleboarding and is an avid outdoorsman, from hiking to trail running to mountain climbing. Connect with Gene, he's AWESOME.
NP
Plan Your Future
Mortgage Calculator
Calculate your monthly payment for FHA, VA, Conventional, or Chattel loans. Includes mortgage insurance, taxes, and a full amortization schedule.
Traditional financing with competitive rates - Best for buyers with good credit and 5%+ down
Loan Details
= $40,000
Minimum: 3%
*This rate is for calculation purposes ONLY. Its availability does not guarantee it is available for you.
= $4,000/year
= $100/month
Add extra principal payments to pay off your loan faster.
Your Estimated Payment
Total Monthly Payment
$2,859
P&I + Taxes + Insurance + MI
Payment Breakdown
Principal & Interest$2,275.44
Property Tax$333.33
Home Insurance$100.00
PMI$150.00
Loan Summary
Home Price$400,000
Down Payment$40,000 (10%)
Base Loan Amount$360,000
Total Loan Amount$360,000
Loan-to-Value (LTV)90.0%
Total Interest Over Life$459,160
Loan Programs
Our Loan Products
With access to over 100 wholesale lenders, we offer comprehensive mortgage solutions tailored to your unique situation. Click any product below to see detailed requirements and eligibility criteria.
Conventional Loans
Flexible financing with competitive rates for qualified borrowers
Down payments as low as 3%PMI removable at 80% LTVPrimary, second home & investmentHome Ready & Home Possible programs
Min. Credit Score
No minimum (lender overlays vary)
Down Payment
3% - 20%+
Max DTI
45% - 50%
Max Loan Amount
Based on County Loan Limit
FHA Loans
Government-backed loans with flexible credit requirements
3.5% down with 580+ creditCredit scores down to 500Manual underwriting availableGift funds for full down payment
Min. Credit Score
500 (580 for 3.5% down)
Down Payment
3.5% - 10%
Max DTI
43% (up to 56.99% with AUS)
Upfront MIP
1.75% (can be financed)
VA Loans
Zero down payment for those who served
0% down payment requiredNo monthly mortgage insuranceNo minimum credit scoreResidual income considered
Min. Credit Score
No minimum (residual income based)
Down Payment
0%
Max DTI
No maximum (residual income based)
Funding Fee
1.25% - 3.3% (exempt if 10%+ disabled)
USDA Loans
100% financing for rural and suburban areas
0% down payment requiredLow guarantee feesIncome limits applyGeographic eligibility required
Min. Credit Score
580 GUS / 620 Manual
Down Payment
0%
Max DTI
29% front / 41% back (waivers available)
Guarantee Fee
1% upfront + 0.35% annual
Jumbo Loans
Financing beyond conforming limits for high-value properties
Loan amounts up to $3M+Competitive rates availableMultiple property typesFlexible income documentation
Min. Credit Score
680 - 720+
Down Payment
10% - 20%+
Max DTI
43% typical
Reserves
6-12 months typically required
DSCR Investor Loans
Qualify based on property cash flow, not personal income
No personal income verificationRental income qualifies the loanClose in LLC or personal nameForeign nationals eligible
Min. Credit Score
600 (620+ for best rates)
Down Payment
15% - 40%
DSCR Ratio
0.75 - 1.0+ (No ratio available)
Max Loan Amount
$3,000,000
Bank Statement Loans
Alternative documentation for self-employed borrowers
12 or 24 month statementsNo tax returns requiredSelf-employed friendlyUp to $4M loan amount
Min. Credit Score
600 (660+ preferred)
Down Payment
10% - 35%
Max DTI
50% (55% with exceptions)
Self-Employment
1-2 years minimum
First-Time Buyer Programs
Special programs to help you achieve homeownership
Down payment assistance availableReduced MI optionsHomebuyer education supportIncome limit programs
First-Time Buyer
No ownership in past 3 years
Down Payment
As low as 0-3%
Income Limits
80-115% AMI (varies by program)
Education
Homebuyer course often required
Refinance Options
Lower your rate or access your equity
Rate & Term refinanceCash-out up to 80-90% LTVStreamline options (FHA/VA)Debt consolidation
Existing Loan
Any loan type
Cash-Out LTV
Up to 80-90%
Seasoning
6-12 months typical
Credit Score
Varies by program
Aurora DPA
FHA Down Payment Assistance with flexible options
3.5% or 5% assistance optionsRepayable or Forgivable 2nd lienNo income limits for repayableManual underwriting allowed
Min. Credit Score
600
DPA Amount
3.5% or 5%
Max DTI
No overlays (per AUS)
First-Time Buyer
Not required
Boost DPA
FHA & USDA Down Payment Assistance nationwide
FHA & USDA eligible3.5% or 5% repayable optionsForgivable after 60 paymentsNo income limits for FHA
Min. Credit Score
640
DPA Amount
3.5% or 5% (FHA)
Max DTI
Per AUS (no overlays)
Homebuyer Education
Required
Chenoa Fund DPA
FHA Down Payment Assistance with repayable or forgivable options
3.5% or 5% assistanceForgivable after 36 paymentsMin 600 credit scoreAvailable in most states
Min. Credit Score
600 (AUS Approval)
DPA Amount
3.5% or 5%
Max DTI
Per AUS findings
Homebuyer Education
Required for 600-639 FICO
FHA/VA One-Time Close
Build your dream home with one closing - construction + permanent financing
Single close for construction & permanentFHA 96.5% LTV / VA 100% LTVNo requalifying after constructionSite built, manufactured, modular
Min. Credit Score
650 (AUS Approval)
Down Payment
3.5% FHA / 0% VA
Construction Term
12 months max
Property Types
Site built, manufactured, modular
FHA 203(k) Renovation
Finance your home purchase and renovations in one loan
Up to $75K repairs (Limited)Full 203(k) for major renovations3.5% down paymentBased on after-improved value
Min. Credit Score
580+ (AUS Approval)
Down Payment
3.5%
Repair Limit
$75,000 (Limited) / No max (Full)
LTV
Up to 110% of after-improved value
HomeStyle Renovation
Conventional renovation loan for any property type
Primary, 2nd home, investmentUp to 97% LTV primaryNo repair dollar limitLuxury improvements allowed
Min. Credit Score
650
Down Payment
3% primary / 10% 2nd / 15% investment
Max LTV
97% primary / 90% 2nd / 85% invest
Property Types
1-4 units, investment eligible
HELOC (Home Equity Line)
Access your home equity with a flexible line of credit
5-day funding processNo appraisal under $400KPayoff debt at closingPrimary & investment properties
Property Types
Primary & Investment
Credit Pull
Soft until terms selected
Income Verification
Automated via payroll/bank
Origination Fee
1.99% - 2.99% (financed)
FHA Streamline Refinance
Simplified refinance for existing FHA loan holders
No appraisal requiredMinimal documentationNo income verificationNet tangible benefit required
Existing Loan
Must have current FHA loan
Payment History
6 months on-time payments
Seasoning
210 days from closing
Net Benefit
5%+ reduction in P&I + MIP
Buy Before You Sell+
Buy your new home before selling - unlock equity with no contingencies
Unlock up to 70% CLTV equityInterest-free down payment loanNo home sale contingency180-day home sale guarantee
Equity Access
Up to 70% CLTV
Program Fee
2.4% of departing home sale price
Timeline
5-9 business days approval
Home Sale Guarantee
180 days
Bring Your Own Cash+
Buy before you sell with your own funds - faster, lower fees
Lower fees than BBYS+1-2 day approval turnaroundUse your own fundsRemoves departing mortgage from DTI
Admin Fee
$2,000 + 1% of backup offer
Inspection Fee
$500
Timeline
1-2 business days approval
Funding
Borrower's own funds
VA IRRRL (Streamline)
Reduce your VA loan rate with minimal documentation
No appraisal requiredNo income verificationNo credit score requirementLower rate/payment guaranteed
Existing Loan
Must have current VA loan
Payment History
0x30x12 required
Seasoning
6 payments + 210 days from closing
Cash Back
Max $500
Temporary Buydown
Lower payments for the first 1-2 years - seller paid
2-1 or 1-0 buydown optionsSeller pays buydown costFHA, VA, USDA, ConventionalPrimary & second homes
Loan Purpose
Purchase only
Funded By
100% seller contribution
Qualifying Rate
Note rate (not buydown rate)
Terms
15, 20, or 30-year fixed
Non-QM Alt Doc
Alternative documentation for self-employed and unique income situations
Bank statement income12-month P&L acceptableUp to 90% LTVLoan amounts to $2M
Min. Credit Score
660
Max LTV
Up to 90% (FICO/loan amt based)
Max DTI
50% (55% with compensating factors)
Reserves
3-9 months based on loan amount
Legacy Builder FHA DPA
FHA down payment assistance with forgivable and repayable options
3.5% or 5% assistanceForgivable after 36 paymentsManual underwriting allowedNo income limits
Min. Credit Score
580 (600 for manual UW)
DPA Amount
3.5% or 5%
Income Limits
No cap on qualifying income
First-Time Buyer
Not required
DreamBuilder Program
Pathway to homeownership for non-traditional borrowers including ITIN & DACA
ITIN & DACA eligibleBank statement income OK580+ credit scoreAlternative credit accepted
Min. Credit Score
580 (case-by-case below)
Down Payment
3.5% minimum
Max DTI
50% PTI / 60% DTI
Borrower Types
US Citizen, DACA, ITIN
WayFinder Non-QM
Comprehensive Non-QM with loans up to $3.5M and flexible income documentation
Up to $3.5M loan amountsUp to 90% LTV on purchaseForeign nationals eligibleInterest only available
Min. Credit Score
640-760 (varies by LTV/amount)
Max LTV
Up to 90% (primary purchase)
Max DTI
50% (55% at lower LTV)
Loan Amount
$150K - $3.5M
Home Advantage DPA
Washington State 0% interest DPA - no first-time buyer requirement
0% interest second mortgageUp to 5% of loan amountNo first-time buyer requirementCLTV up to 105%
Program Type
0% Interest Community Second
DPA Amount
3%, 4%, or 5% of 1st mortgage
First-Time Buyer
Not required
State
Washington only
EPM HomeStart DPA
FHA DPA with no income limits and 620 minimum FICO
3.5% DPA for FHA loansNo income limits620 minimum FICORepayable 10-year term
Min. Credit Score
620 (lowest middle)
DPA Amount
3.5%
Max DTI
43%
Income Limits
None
Vacant Land Loans
Non-QM financing for vacant land - unlimited acreage, all 50 states
Available in all 50 statesUnlimited acreagePurchase or refinanceNon-traditional borrowers OK
Loan Purpose
Purchase or Refinance
Acreage
No limit
Availability
All 50 states
Documentation
Flexible (Non-QM)
FlexFirst HELOC
1st lien HELOC with sweep feature - pay off your home faster
1st lien HELOCSweep feature for faster payoffPrimary & investment properties$10K - $500K lines
Line Amount
$10,000 - $500,000
Rate Type
Variable (WSJ Prime +/-)
Draw Period
10 years (5 for investment)
Repayment
20-year amortization
Quick Program Comparison
| Program | Min. Down | Min. Credit | MI/Fees | Occupancy |
|---|---|---|---|---|
| Conventional | 3% | None* | PMI (removable) | All types |
| FHA | 3.5% | 580 | 1.75% + annual MIP | Primary only |
| VA | 0% | None* | Funding fee only | Primary only |
| USDA | 0% | 580 | 1% + 0.35% annual | Primary only |
| DSCR | 15% | 600 | None | Investment only |
*Conventional and VA have no minimum credit score requirement per guidelines. Lender overlays may vary. VA qualification is based on residual income, not DTI ratio.
Not sure which loan is right for you? Let us analyze your situation and find the perfect fit.
Get Pre-Approved TodayYour Journey
The Mortgage Process
From your first call to getting your keys, here is exactly what to expect. We guide you through every step with honor and transparency.
01
01Initial Consultation
We start with a detailed conversation about your homeownership goals, financial situation, and timeline. This helps us understand exactly what you need.
- Discuss your home buying goals and budget
- Review your current financial situation
- Explain all available loan options
- Answer any questions you have
02
02Pre-Approval
We pull your credit report ONE TIME, which is valid for all 100+ of our wholesale lenders. You'll receive a pre-approval letter showing sellers you're a serious buyer.
- Single credit pull for all lenders
- Verify income and assets
- Calculate your buying power
- Issue pre-approval letter
03
03House Hunting
Armed with your pre-approval, you can confidently shop for homes. We stay available to answer questions and adjust your pre-approval if needed.
- Work with your real estate agent
- Make competitive offers
- Adjust approval for different homes
- Provide updated letters as needed
04
04Loan Application
Once you have an accepted offer, we shop your loan across our network of 100+ wholesale lenders to find you the best rate and terms.
- Submit formal application
- Shop rates across 100+ lenders
- Lock in your best rate
- Collect required documentation
05
05Processing & Underwriting
Our dedicated processors handle all the details while underwriters review and verify your loan. We keep you informed every step of the way.
- Order appraisal and title work
- Verify all documentation
- Underwriter reviews your file
- Clear any conditions quickly
06
06Clear to Close
Once all conditions are satisfied, you receive the coveted 'Clear to Close' status. We prepare your final loan documents for signing.
- Final approval from underwriting
- Prepare closing documents
- Review final numbers with you
- Schedule closing appointment
07
07Closing Day
You sign your final documents at the title company, and the home is officially yours! We celebrate your achievement and remain available for any future needs.
- Sign closing documents
- Fund your loan
- Transfer ownership
- Receive your keys!
Ready to Begin Your Journey?
Let us guide you home with honor.
Recent Wins
Deals We've Just Closed
Real closings from the Honor Loan Team. Every one represents a family, an investor, or a first-time buyer we were honored to guide home.
1
Deals Closed
Tell Us Your Story
Every Story Is Unique. So Is Every Loan.
We Think Outside the Box
Here at the Honor Loan Team, we pride ourselves on finding a loan solution to meet your unique needs.
1,000+ Customers Served
We have never seen two loans that were exactly identical. Everyone lives their own individual life.
We Want to Know Your Story
Tell us where you are on your home buying or refinancing journey, and we will go to work for you to find a deal that fits.
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