VA Loans
A VA loan is a mortgage benefit earned through military service. The Department of Veterans Affairs guarantees a portion of the loan, which lets participating lenders offer terms that are hard to beat — including no down payment for eligible borrowers and no monthly mortgage insurance.
This is a factual description of a federal program, not an endorsement claim: the VA doesn’t lend the money directly in most cases. You still work with a lender (like Neighborhood Loans), and the loan still goes through underwriting — the VA guaranty just makes the terms far more favorable.
If you’ve served, you’ve earned this. My job is to make sure you actually get the full value of it — including the exemptions and entitlements many veterans don’t know about.
Equal Housing Opportunity. All loans subject to credit approval. Terms and conditions apply.
At a glance
- Down payment
- None required for eligible borrowers with full entitlement — one of the few true no-down-payment paths
- Loan purpose
- Purchase, refinance, or build of a primary residence
- Who it’s for
- Eligible veterans, active-duty service members, and qualifying surviving spouses — entitlement verified via Certificate of Eligibility
- Mortgage insurance
- No monthly mortgage insurance. Instead, a one-time VA funding fee applies in most cases (often financed into the loan)
How it works
Confirm your eligibility
We pull your Certificate of Eligibility (COE) — usually in minutes — which confirms your entitlement. I handle this for you.
Get pre-qualified
I review your income, debts, and residual income picture (the VA’s own affordability measure) and tell you plainly where you stand.
Shop and make an offer
Sellers respect VA offers backed by a real pre-qualification. Your agent and I make sure the offer is structured to succeed.
VA appraisal and underwriting
A VA-assigned appraiser checks value and minimum property requirements. Underwriting verifies the rest. I run point on all of it.
Close with minimal cash
Many VA purchases close with very little out of pocket. After closing, there’s no monthly insurance premium eating into your payment.
Good to know (honest trade-offs)
The funding fee is real — and often misunderstood
Most VA borrowers pay a one-time funding fee, which keeps the program running without taxpayer cost per loan. It’s typically financed into the loan rather than paid in cash. The amount varies by situation — and here’s what many veterans miss: if you have a qualifying service-connected disability rating, you may be exempt entirely. Always check before you assume you owe it.
Entitlement can be reused
This isn’t one-and-done. In many cases you can reuse your entitlement for a subsequent home, and under certain conditions hold more than one VA loan at a time. Ask me how entitlement restoration works if you’ve used it before.
The VA appraisal protects you
VA appraisals include minimum property requirements — the home must be safe, sound, and sanitary. If issues come up, they get fixed or negotiated before closing. It’s consumer protection built into the process.
No prepayment penalty, and assumable
VA loans carry no prepayment penalty, and they’re generally assumable — a future buyer could take over your loan, which can be a real selling advantage.
You still have to qualify
No down payment doesn’t mean no standards. Lenders still verify income, debts, and credit. The VA’s residual-income test is actually a thoughtful affordability check — it’s there to make sure the payment truly fits your life.
Is this right for you?
If you’ve earned VA eligibility, this program deserves your first look — the combination of no down payment, no monthly mortgage insurance, and competitive terms is unmatched for most borrowers. It’s especially powerful when you’re early in your homeownership journey and want to keep cash in reserve.
It’s still a mortgage on a primary residence, so it fits when you’re buying a home to live in — not an investment property. If you’re unsure about your entitlement status or whether a past VA loan affects you, that’s exactly the kind of question I answer every week.
Frequently asked questions
How do I get my Certificate of Eligibility?
In most cases I can pull it for you electronically in minutes during our first conversation. If records need manual review it can take longer, but we start the process immediately so it never holds up your home search.
Can the funding fee be waived?
Veterans with a qualifying service-connected disability rating are typically exempt from the funding fee — and some borrowers who paid it before receiving their rating may be due a refund. This is worth verifying carefully; it’s real money.
I’ve used a VA loan before. Can I use it again?
Often, yes. Entitlement can be restored after you sell and pay off the prior VA loan, and partial entitlement may let you hold more than one VA loan in some situations. Bring me your history and I’ll map it out.
Can a surviving spouse use VA loan benefits?
Qualifying surviving spouses of service members who died in service or from a service-connected disability may be eligible. The specifics matter — talk to me and we’ll verify your status properly.
Does the VA set my interest rate?
No. The VA guarantees the loan; lenders set the rates. That’s why comparing lenders still matters — the guaranty doesn’t mean every offer is identical.
Can I use a VA loan for an investment property?
VA loans are for primary residences you intend to occupy. Buying a multi-unit property and living in one unit, however, is generally allowed — a strategy worth discussing if it fits your plans.
Talk it through with Jet Ameti
Every situation is different — and program guidelines change. Tell me where you stand and I'll give you a straight answer on whether VA fits, and what else might. Subject to credit and property approval.
Important: All calculations on this site are estimates for educational purposes only and do not constitute a loan offer, approval, or commitment to lend. Your actual rate, payment, and terms depend on credit approval and will be provided by your loan officer.