Honor Loan Team

“Your ability to develop a reputation as a person of character & honor is the highest achievement of both social & business life”
— Brian Tracy

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

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“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.

Branch Manager

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

mjohnson@LT.mortgage

206-456-2571

Supporting Team

The dedicated professionals behind your smooth mortgage experience

Gene Anderson

Loan Officer

danderson@lt.mortgage 360-949-6284

Jamie Miller

Business Development Manager

jamie@honorhomelending.com 206-945-8341

Michelle Cables

Business Development Manager

Hablo Espanol

mcables@lt.mortgage 253-285-6128

Marcia Lanoie

Senior Processor

marcia@lt.mortgage 916-412-8208

Rheana Foster

Loan Officer Assistant

rheana@honorhomelending.com (555) 567-8901

Natalie Polasek

Loan Manager

npolasek@lt.mortgage 405-513-4797

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

Home Price

Down Payment (%)

= $40,000

Minimum: 3%

Interest Rate (%)

*This rate is for calculation purposes ONLY. Its availability does not guarantee it is available for you.

Loan Term

Annual Property Tax

% of Home Price

Exact Amount

= $4,000/year

Annual Home Insurance

= $100/month

Monthly HOA Dues (if applicable)

Extra Monthly Payment (Optional)

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

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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

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

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 Today

Your 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.

Initial 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

Pre-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

House 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

Loan 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

Processing & 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

Clear 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

Closing 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.

Start Your Application

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