Turn Two Mortgage is based right in Lake Tapps and licensed to serve homebuyers across Washington State, from Bonney Lake and Sumner to Puyallup, Auburn, and beyond. Get a quick, custom quote built around your goals, not a call-center script.
Big banks and call-center lenders hand you off between departments. Turn Two Mortgage is built around a direct relationship: tailored quotes, competitive rates, and service built on integrity, from someone who lives in the community he serves.
Every quote is built around your specific goals and timeline, not a generic rate sheet. Quick custom quotes, straightforward answers.
Marc shops your rate across multiple lenders, then funds and closes your loan himself. That means your wire is ordered early, your appraisal goes through a local company he can actually direct, and closing day isn't spent waiting on someone else's funding queue.
Based in Lake Tapps, WA. You work directly with Marc from application to closing. No hold music, no confusion.
Whether you're buying near the lake in Bonney Lake or refinancing in Puyallup, Turn Two Mortgage has local knowledge of the communities that matter most.
Turn Two Mortgage offers a full range of loan programs for Washington homebuyers and homeowners, from conventional and government-backed loans to specialty Non-QM options for borrowers who don't fit a traditional box.
$0 down financing for Washington veterans and active-duty service members. Being close to Joint Base Lewis-McChord (JBLM), VA loans are a core focus. No PMI, competitive rates for eligible borrowers.
Low down payment options starting at 3.5% for Washington homebuyers. Flexible credit guidelines make FHA a strong fit for first-time buyers.
Purchase or refinance with a conventional loan: rate-and-term refinance, cash-out refinance, first-time buyer purchases, and standard home purchases. Down payments as low as 3% with no upfront mortgage insurance for 20%+ down.
$0 down financing for eligible rural and suburban Washington properties. Income limits apply. Turn Two Mortgage can confirm eligibility for your target area.
Tap into your home's equity with a home equity line of credit, a flexible option for renovations, debt consolidation, or funding a move-up purchase.
Lower initial rates for Washington buyers planning to sell, refinance, or move within a set number of years.
Financing above the conforming loan limit for Washington's higher-priced markets, including waterfront and move-up buyer purchases near Lake Tapps.
Turn Two Mortgage works with investors, self-employed borrowers, and retirees whose financial picture doesn't match a standard W-2, using Non-QM programs that qualify you a different way.
Qualify based on a rental property's income, not your personal tax returns. Built for Washington real estate investors growing a portfolio.
Use 12 to 24 months of business or personal bank statements to qualify. Designed for self-employed Washington borrowers whose tax returns don't reflect their full income.
Qualify using retirement or investment assets rather than traditional income. It's built for retired borrowers or those with significant assets and minimal reportable income.
Already own a home? Use your existing equity to help fund the move to your next one. Turn Two Mortgage can walk through the numbers with you.
Lower your rate, shorten your term, drop mortgage insurance, or take cash out. Marc runs a real break-even analysis so you know whether it pays off before you commit.
Turn Two Mortgage specializes in structuring the loan to fit today's rate environment, not just quoting a number. As your mortgage advisor, Marc will walk through the options that actually move your monthly payment.
Marc Hendrickson · Owner, Turn Two Mortgage · Lake Tapps, WA
Licensed in Washington since 2007, Marc has helped clients across the Lake Tapps and South Sound region navigate every kind of residential loan. As owner of Turn Two Mortgage, he works with a range of top-tier lending institutions to find the right fit for each client, with a focus on clear communication and closings that happen on schedule, not just on paper.
MPH Enterprises, LLC dba Turn Two Mortgage · Company NMLS #2226396 · Licensed in Washington · Equal Housing Lender
Should I buy now or wait?
There's no one-size-fits-all answer. It depends on your timeline, savings, and the local market. As your mortgage advisor, Marc can walk through today's rate environment and payment-reduction options (like a temporary buydown) so you can make the decision with real numbers, not guesswork.
Can I qualify with student loans?
Yes. Lenders count your student loan payment as part of your debt-to-income ratio: either your actual reported payment or a calculated percentage of the balance, depending on the loan program. Turn Two Mortgage can walk through how your specific loans factor in.
How much house can I afford making $120K?
Affordability depends on more than income alone. Your down payment, existing debts, and current rates all factor in. Turn Two Mortgage can run the numbers for your specific situation rather than a generic income-based estimate.
What credit score do I need?
Most conventional loans require a minimum 620 credit score, while FHA loans allow scores as low as 580 with 3.5% down. Turn Two Mortgage can review options for borrowers outside those ranges, including Non-QM programs.
Can I buy after bankruptcy?
Often, yes. Typical waiting periods run around 2 years after a Chapter 7 discharge for FHA/VA and longer for conventional financing, though specifics vary by case. Turn Two Mortgage can review your timeline and documentation.
Can I use RSUs as income?
In many cases, yes. Vested RSU income can often be counted with documentation of your vesting history and the likelihood it continues. Non-QM programs like asset depletion can also help borrowers whose income is asset-heavy rather than salary-based.
Can I buy with less than 5% down?
Yes. Conventional loans can go as low as 3% down, FHA requires 3.5%, and VA and USDA loans can offer $0 down for eligible borrowers.
What are closing costs in Washington?
As a general rule of thumb, closing costs typically run about 2% to 5% of the purchase price, though the exact figure depends on your loan program, lender, and title/escrow fees. Turn Two Mortgage can provide a specific estimate for your transaction.
Should I refinance?
It depends on the gap between your current rate and today's rates, your remaining loan term, and how long you plan to stay in the home. Turn Two Mortgage can run a breakeven analysis to see if refinancing actually makes sense for you.
Is FHA worth it?
It depends on your credit and down payment. FHA's lower credit and down payment requirements make it accessible, but it carries mortgage insurance for the life of many loans. For stronger-credit borrowers, conventional financing can sometimes be the better deal. Turn Two Mortgage can compare both side by side.
Quick, custom quotes with no pressure, just a clear picture of what you qualify for from a lender who knows the South Sound.
