VA Loans

VA loans are one of the best programs available. They are built for eligible veterans, active duty service members, and many Guard and Reserve members. The big highlights are zero down options, great rates, and no monthly mortgage insurance.

Fast facts

• Minimum credit score:No minimum credit score set by VA.
• No down payment required.
• Property types: 1 to 4 unit primary residences.
• Manufactured homes: Yes. Single wides, double wides, and multi-wides built in or after 1976. This is the only program where twice moved manufactured homes qualify, so ask us about your exact scenario.
• Rate types and terms: Most buyers use a 30 year fixed. ARMs and shorter terms exist, but we focus on the simple fixed options unless there is a clear reason to structure it differently.

Best fit for you if

• You are eligible for a VA loan. In almost every scenario VA is the best fit compared to other programs.
• The main exception is when you have a very large down payment, are not exempt from the funding fee, and the one time funding fee would be very expensive. In that specific situation a conventional loan can sometimes win, but most of the time VA is the best program out there.

Big perks

• 0 percent down in many situations.
• No monthly mortgage insurance.
• Very flexible debt to income and residual income rules.
• We offer IRRRL refinances, pronounced “EARL”, which are a super streamlined way to drop your rate if rates have gone down, with very light documentation.
• IRRRL also included a much lower funding fee than normal VA refinances if you aren’t exempt.
• IRRRL’s can also be performed on a home you previously bought as a primary, but is now a investment property with NO added pricing hits!

Keep in mind

• There is a VA funding fee, but all veterans with a qualifying disability rating get the funding fee waived entirely.
• There is no such thing as a direct VA lender. Some names sound official but are just marketing.
• We pull your Certificate of Eligibility (COE) for you, we have direct logins to VA systems, and we take care of the background paperwork.
• With full entitlement there is no VA loan limit as long as you qualify on income and credit.
• If you have used all or a portion of your entitlement you can still get a VA loan. We can do the down payment math for you and see what works.

Talk to a real person

If you think you might be eligible for VA but are not sure where to start, reach out. We can pull your COE, explain your options, and compare VA against FHA and conventional in your actual price range.

Email, call, or text and we’ll map out the best loan programs for your unique scenario.