You served.
You earned this benefit.
Let's use it right.

The VA itself doesn't set a minimum — individual lenders do. Most require 580–620 as a floor. I have access to programs that go lower for veterans with strong compensating factors (low DTI, significant assets, stable employment history). A lower score doesn't automatically mean no — it means we look harder and find the right lender.

Often yes, with appropriate seasoning. Chapter 7 bankruptcy typically requires 2 years from discharge. Foreclosure typically requires 2 years from the date the deed transferred. Chapter 13 with 12 months of on-time payments and court trustee approval may qualify even before discharge. Documented extenuating circumstances can sometimes shorten these timelines.

The VA charges a one-time funding fee instead of monthly mortgage insurance. For a first-time use with zero down, it's 2.15% for regular military and 2.4% for Reserves/National Guard. The fee is waived entirely for veterans with a service-connected disability rating — saving potentially thousands of dollars. It can be rolled into the loan so there's nothing out of pocket.

Yes. If you've paid off your previous VA loan (or sold the home), your entitlement is typically fully restored. If you still have a VA loan, you may have remaining "bonus entitlement" that allows a second property with VA financing — depending on your county loan limit and remaining entitlement. This gets complicated fast. Call me and I'll run the exact numbers for your situation.

Absolutely. VA loans allow self-employment income — we use 2 years of tax returns and take a 24-month average. For self-employed veterans with complex income situations, we sometimes layer VA benefits with alternative documentation approaches. Call me — there are usually options that work.Describe the item or answer the question so that site visitors who are interested get more information. You can emphasize this text with bullets, italics or bold, and add links.

Single-family homes, VA-approved condominiums, 2–4 unit properties (you must occupy one unit), manufactured homes on permanent foundations, and new construction. The property must meet VA Minimum Property Requirements — essentially it needs to be safe, structurally sound, and sanitary. I review properties for MPR issues before we get too far into the process.Describe the item or answer the question so that site visitors who are interested get more information. You can emphasize this text with bullets, italics or bold, and add links.

I can typically obtain it electronically through the VA's system in minutes. If there are issues with your discharge paperwork, service record, or you served in a less common capacity, I'll walk you through exactly what documentation is needed. Don't let COE concerns stop you from starting the conversation.

Faster than most people think. The reputation for VA loans being slow is outdated — we have lenders who close VA purchases in 2–3 weeks for organized, responsive borrowers. The VA appraisal is the one variable that can add time, but with the right lender and proactive management it rarely derails a timeline. Don't let anyone tell you VA means slow.