VA Loan Specialist  ·  NMLS #1982189  ·  120+ Lenders

VA financing is one of the
strongest programs available.
Most borrowers don't use it right.

Zero down, no PMI, and a funding fee that may not apply to you — the program is genuinely strong. The variable is lender selection. I work with 120+ lenders to match your file to the VA program that fits, not the one with the most advertising.

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🏅 VA Loan Specialist
⭐ Stars · Google Reviews
🏠 NMLS #1982189
120+
Lender Options
States Licensed
★
Google Rating
Verified Reviews
Why VA Financing Is Different

The program is strong.
Execution is everything.

VA loans offer zero down payment, no private mortgage insurance, and rates backed by the Department of Veterans Affairs. Those advantages are real — but lenders add their own requirements on top of VA guidelines, appraisers apply property standards that vary by condition, and funding fee calculations depend on your specific service history and prior VA use. Getting these right requires a broker who works VA files regularly.

"The VA guarantee is what makes the program work. The lender is what makes or breaks the transaction. Most borrowers don't know those are different things until they're under contract."

You may be eligible if you…
  • Served 90+ consecutive days on active duty during wartime, or 181+ days during peacetime
  • Served 6+ years in the National Guard or Reserves, or were called to active duty and meet service thresholds
  • Are currently on active duty or a military veteran in aviation — commercial pilots with military backgrounds often qualify for VA benefits that should be evaluated before any other program
  • Are a surviving spouse of a veteran who died in service or from a service-connected disability
  • Used VA before — entitlement can often be restored or used simultaneously

Eligibility is determined via Certificate of Eligibility (COE). Specific service requirements vary. This is a general overview, not a guarantee of eligibility.

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VA Loan Requirements

What lenders typically look for.

General program guidelines — not guarantees. Individual lender overlays and your specific file may vary.

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Certificate of Eligibility
Required to confirm VA entitlement. Can usually be obtained electronically within minutes through most lenders.
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Credit Score
The VA has no minimum, but most lenders require 580–640+. Overlay requirements vary — lender selection matters here.
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Down Payment
Zero required for most VA purchases within conforming loan limits. VA jumbo financing may require a partial down payment depending on remaining entitlement.
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Property Standards
VA appraisals include MPR (Minimum Property Requirements). Property condition affects approval — address issues before contract when possible.
The Broker Advantage

Lender overlays are
why VA loans get declined.

The VA sets minimum guidelines. Lenders add their own requirements on top — stricter credit floors, different property standards, additional reserves. These are not VA policy. A file declined at one lender may close at another under the same program. I bring your file to lenders whose VA overlays match your situation.

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What We Handle

Three VA scenarios where the details really matter.

🎖️
Funding Fee Exemption
Veterans with a 10%+ service-connected disability rating pay zero VA funding fee — saving thousands at closing. Surviving spouses of qualifying veterans are also exempt. We verify before your file moves.
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Subsequent Use & Entitlement Restoration
VA entitlement doesn't expire after first use. Whether your prior loan is paid off, the property sold, or you have remaining entitlement to use again — we map your position before you make an offer.
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Active-Duty & PCS Purchases
PCS timelines don't wait. We understand VA occupancy requirements, remote purchases, and how to move a VA transaction efficiently when your schedule isn't flexible.
FAQ

VA loan questions, answered straight.

Is the VA funding fee always required?
No. Veterans with a service-connected disability rating of 10%+ are fully exempt — as are surviving spouses of veterans who died in service or from a service-connected disability. This is worth thousands at closing and is frequently missed when lenders aren't paying close attention to the file.
Can I use my VA benefit more than once?
Yes. Entitlement can be restored after a prior VA loan is paid off and the property sold. In some cases, remaining entitlement can be used for a second purchase while a prior VA loan is still active. The rules depend on your remaining entitlement and county loan limits.
Will sellers push back on VA financing?
Some will, based on outdated assumptions about VA appraisals and closing timelines. Those concerns are largely lender-driven, not program-driven. With an experienced VA lender, a VA transaction closes on competitive timelines. The objection is manageable and worth addressing in the offer when necessary.
What is a lender overlay and why does it matter?
A lender overlay is a requirement added on top of the VA's minimum guidelines — higher credit score, stricter property standards, additional reserves. These vary by lender, not by VA policy. A file declined at one institution may close without issue at another under the same program.
Can I use VA financing for an investment property?
VA financing requires owner-occupancy as a primary residence. It cannot be used for pure investment properties. A multi-unit property up to 4 units may qualify if you occupy one unit. For non-owner-occupied investment property, DSCR loans are the right alternative. Veterans already in a VA loan should also know the VA streamline refinance (IRRRL) allows rate improvement with minimal documentation.

Get your VA loan done right
the first time.

Free consultation. No obligation. Elliott responds same day.

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(206) 949-5563  ·  [email protected]  ·  Erie, Colorado  ·  Licensed in States