# Q Home Loans - Full Content Reference > Q Home Loans is a Pacific Northwest mortgage lender and Top 10 division of American Pacific Mortgage Corporation (NMLS #1850). It has provided Inland Northwest home financing since 1999; its executive team's local lending legacy dates to 1992. The team has funded $2B+ in loans and helped 10,000+ families, with a 5.0 Google rating across all locations. Loan officers use MBS Highway market intelligence (Barry Habib) for rate guidance. --- ## About Q Home Loans Q Home Loans is a residential mortgage lender based in Spokane, Washington. As a division of American Pacific Mortgage Corporation (NMLS #1850), it pairs the resources of a large national lender with local loan officers and local underwriting. **Key facts:** - Licensing: Operates as Q Home Loans in WA, ID, AZ, MT, NV, OR. Operates as Q Home Lending in CA. Not available in New York. - NMLS: #1850 (American Pacific Mortgage Corporation) - Headquarters: 1102 N Monroe St, Spokane, WA 99201 - Branch offices: Spokane, Yakima, Tri-Cities (Kennewick), and Vancouver, WA - North Idaho: served from the Spokane office (no walk-in office in Coeur d'Alene) - Providing Inland Northwest home financing since: 1999 (executive team's local lending legacy since 1992) - Google rating: 5.0 average across all locations (see Google for the current review count) - Loans funded by our team: $2 billion+ - Families helped by our team: 10,000+ - Pre-approval: typically about 24 hours - Typical closing timeline: 21-30 days; VA loans typically 30-45 days **What makes Q Home Loans different:** Underwriting decisions are made locally in Spokane rather than in a national processing center. Loan officers use MBS Highway, a mortgage market intelligence platform developed by Barry Habib, for real-time market data and rate-lock timing guidance, and Mortgage Coach to show borrowers side-by-side loan comparisons of long-term cost. --- ## Loan Programs ### FHA Loans FHA loans are government-backed mortgages insured by the Federal Housing Administration. They require as little as 3.5% down and have more flexible credit guidelines than conventional loans, which makes them common for first-time buyers. FHA loans carry mortgage insurance premium (MIP); with less than 10% down, MIP lasts for the life of the loan. Q Home Loans offers FHA loans throughout Washington and Idaho. ### VA Loans VA loans are zero-down mortgages guaranteed by the U.S. Department of Veterans Affairs for eligible veterans, active-duty service members, and surviving spouses. There is no private mortgage insurance. Q Home Loans works with military families near Fairchild Air Force Base in Spokane; VA lending is led by Chad Thomas (NMLS #190015). VA purchases typically close in 30-45 days because the VA appraisal runs on the VA's schedule. Q Home Loans is not affiliated with or endorsed by the VA or the Department of Defense. ### USDA Loans USDA loans are zero-down mortgages backed by the U.S. Department of Agriculture for eligible rural and suburban properties and income-eligible borrowers. Many communities in Eastern Washington and North Idaho qualify. Eligibility is property-specific and must be confirmed on the USDA eligibility map. ### Conventional Loans Conventional loans follow Fannie Mae and Freddie Mac guidelines. Down payments start at 3% for qualified first-time buyers. Private mortgage insurance can be removed once equity reaches 20%. Fixed-rate and adjustable-rate options are available. Conforming loan limits are set annually by FHFA; loan officers confirm the current limit for the property's county. ### Jumbo Loans Jumbo loans exceed the conforming loan limit for the property's county. They are used for higher-priced homes and are available to well-qualified borrowers. ### Construction Loans One-time-close construction loans finance building a new home and convert to a permanent mortgage at completion, avoiding a second closing. ### Land & Lot Loans Financing for residential lots and acreage, often paired with a construction loan when the buyer is ready to build. ### Manufactured Home Loans FHA, VA, and conventional financing for manufactured homes on permanent foundations and owned land. ### Refinance Rate-and-term and cash-out refinancing. Loan officers compare break-even timing and total cost rather than monthly payment alone. ### HELOC A home equity line of credit that leaves the existing first mortgage in place. ### Reverse Mortgages Options for homeowners 62 and older. Borrowers remain responsible for property taxes, insurance, and upkeep, and HUD-approved counseling is required. ### Doctor Loans (Physician Mortgage) Physician mortgage programs for doctors, dentists, and other eligible medical professionals, typically with low or no down payment, no PMI, and student-loan treatment suited to early-career physicians. ### Bank Statement Loans A non-QM option for self-employed borrowers who qualify using 12 or 24 months of personal or business bank statements instead of tax returns. ### DSCR Loans (Debt Service Coverage Ratio) Investment property loans that qualify on the property's rental income rather than the borrower's personal income. A DSCR of 1.0 or higher means rent covers the payment. ### Asset Depletion Loans Borrowers with substantial liquid assets, often retirees, qualify using assets converted to monthly income rather than employment income. ### Interest-Only Loans Lower payments during an initial interest-only period, after which payments include principal and interest. ### Foreign National Loans Financing for non-US citizens purchasing US property, without a US credit history or Social Security number. Documentation typically includes a passport, visa, and proof of foreign income or assets. ### ITIN Loans Home financing for borrowers who have an Individual Taxpayer Identification Number instead of a Social Security number. Q Home Loans works with ITIN borrowers throughout Washington and Idaho. ### Pathways Program American Pacific Mortgage's down payment assistance program, paired with a 30-year fixed FHA loan, for eligible buyers. Terms depend on the property and borrower; a loan officer confirms eligibility. ### STAR Program APM's STaR (Savings for Teachers and Responders) program offers reduced closing costs and fees for eligible teachers, law enforcement, firefighters, EMTs, and other public servants, active or retired. --- ## Markets Served ### Spokane, Washington Headquarters and largest office (1102 N Monroe St). Serves Spokane, Spokane Valley, Liberty Lake, Cheney, Airway Heights, Medical Lake, and surrounding communities, including South Hill, North Spokane, West Central, and Browne's Addition. Spokane is known for relative affordability compared to Seattle and other West Coast metros. ### Coeur d'Alene, Idaho A North Idaho lake city about 30 miles east of Spokane. Q Home Loans serves Coeur d'Alene, Hayden, Post Falls, and Rathdrum through Marcus Vogt (NMLS #1394040), licensed in Idaho and Washington and based in the Spokane office. There is no walk-in office in Coeur d'Alene. Loan officers help buyers compare Idaho and Washington, including Idaho's homestead exemption and property tax differences. ### Tri-Cities, Washington Kennewick office (8202 W Quinault Ave, Suite B) serving Kennewick, Richland, and Pasco. The regional economy includes the Hanford site, PNNL, agriculture, and wine. Led by Chad Thomas (NMLS #190015). ### Vancouver, Washington Office at 1800 SE Columbia River Dr, across the Columbia River from Portland. Washington has no state income tax, which draws Portland-area buyers. Serves Clark County including Camas, Washougal, Battle Ground, and Ridgefield. Led by Charleen Maxwell (NMLS #190632). ### Yakima, Washington Office at 301 S 72nd Ave, Suite 105, serving the Yakima Valley including Selah, Union Gap, and Sunnyside. Led by Ty Beaudry (NMLS #267656). --- ## Tools & Technology ### MBS Highway A mortgage market intelligence platform developed by Barry Habib. Q Home Loans loan officers use it for real-time market data, economic indicators, and rate-lock timing guidance. It is not a rate quote. ### Mortgage Coach A Total Cost Analysis platform that compares loan scenarios side by side, including interest paid and equity built over time. ### Homebot A home value and equity tracking service provided to clients after closing, with monthly reports on estimated value, equity, and refinance considerations. --- ## Company Information **Legal:** American Pacific Mortgage Corporation, dba Q Home Loans **NMLS:** #1850 **Headquarters:** 1102 N Monroe St, Spokane, WA 99201 **Phone:** (509) 216-3333 **Website:** https://qhomeloans.com **Apply Online:** https://qhomeloans.com/apply **Company Fact Sheet:** https://qhomeloans.com/ai-instructions **Licensing:** Operates as Q Home Loans in WA, ID, AZ, MT, NV, OR. Operates as Q Home Lending in CA. Not available in New York. Q Home Loans provides mortgage guidance, competitive pricing, and personalized service through licensed local loan officers. Equal Housing Opportunity. Information here is general and is not a loan offer or rate quote; all loans are subject to underwriting approval.