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VA Loans

Zero down payment, no mortgage insurance, and rates that typically beat conventional. If you served, this is almost always the strongest loan on the table, and it is worth understanding before you shop.

Apply for a VA Loan Call or Text (248) 925‑0539

How VA Loans Work

The VA does not lend you the money. It guarantees a portion of the loan a private lender makes, which removes most of the lender's downside risk. That guarantee is why a VA loan can offer terms no other program matches: no down payment, no monthly mortgage insurance, and competitive rates.

Your access to the guarantee is called entitlement, and it is documented by a Certificate of Eligibility. In most cases I can pull your COE electronically while we are on the phone. From there the file looks like any other mortgage: income, assets, credit, and an appraisal.

The VA appraisal is the one place the process differs meaningfully. Alongside value, the appraiser checks the home against the VA's Minimum Property Requirements, a basic habitability standard covering things like a working heat source, safe utilities, and a sound roof. On most Central Coast homes this is a non-event, but it can matter on a fixer.

VA Loan Highlights

  • No down payment for most eligible borrowers
  • No monthly mortgage insurance, ever
  • Rates that typically run below conventional
  • Reusable benefit, not a one-time card to play
  • No loan limit with full entitlement
  • Funding fee waived for veterans with a disability rating
  • Seller can contribute toward closing costs
  • Streamline refinance (IRRRL) available later

Who Is Eligible

Eligibility comes down to service history: active duty members who have served a qualifying period, veterans discharged under conditions other than dishonorable, many National Guard and Reserve members with sufficient service, and surviving spouses of service members who died in the line of duty or from a service-connected disability.

The exact service length required varies by era and by whether you served in wartime or peacetime. If you are unsure whether you qualify, call me. Pulling the Certificate of Eligibility is free, takes minutes, and settles the question with no obligation.

VA Loan FAQ

Do I have to be a first-time buyer to use a VA loan?
No. The VA benefit is reusable. Once a prior VA loan is paid off, typically by selling the home, your entitlement is restored and you can use it again. Some veterans buy several homes over a career using the same benefit.
Is there really no down payment?
For most eligible borrowers with full entitlement, yes, 100% financing with no down payment. You still need funds for closing costs, though those can often be covered by seller credits or lender credits. Run the affordability numbers to see where you land.
What is the VA funding fee?
A one-time fee paid to the VA that keeps the program running without taxpayer subsidy. The amount depends on your down payment and whether you have used the benefit before, and it can be rolled into the loan rather than paid in cash. Veterans receiving VA disability compensation are generally exempt from it entirely.
Can I use a VA loan for a rental property?
VA loans are for primary residences. You can buy a multi-unit property and rent the other units as long as you occupy one of them. If you later move out and keep the home as a rental, that is generally allowed. For a property you never intend to live in, look at a DSCR loan instead.
How do I get my Certificate of Eligibility?
Most of the time I can pull it electronically in a few minutes using your service information. If your record needs manual review, we may need your DD-214 or a statement of service from your command. Either way I handle the request, not you.
Is a VA loan slower to close?
Not meaningfully. The VA appraisal is ordered through the VA's system and can occasionally take a few extra days, but VA loans close on normal purchase timelines. If a listing agent tells your agent otherwise, have them call me and I will walk them through it.

Read next: the full VA loan guide for California buyers.

See What You Qualify For

Tell me where you served and what you are looking at. I will pull your Certificate of Eligibility and give you real numbers, no application required.

(248) 925‑0539
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