VA.
Earned benefit, unbeatable math: no down payment, no monthly mortgage insurance, and rates that routinely beat conventional. Marcus, our VA specialist, has closed hundreds of them around San Diego's bases.
- Down payment from
- 0%
- Credit score from
- 580
- Monthly MI
- None
- Sample 30-yr rate
- 5.750%
Who it tends to fit.
Active-duty service members, veterans with qualifying service, qualifying Guard and Reserve members, and surviving spouses — anyone with VA entitlement remaining. First-time use or third; entitlement can usually be restored or bonused for a second home.
VA shines near bases and for buyers who would rather keep savings as reserves than sink them into a down payment. Disabled veterans may also be exempt from the funding fee entirely.
What's included.
- Certificate of Eligibility pulled for you, plus a plain-English read of remaining entitlement.
- Funding-fee math with exemptions checked — service-connected disability can zero it out.
- VA appraisal and Tidewater process explained before the valuer ever visits.
- Seller-concession strategy up to program limits, negotiated into your offer.
- PCS orders and deployment timelines built into the closing schedule.
How a VA file runs.
Step 1
Confirm entitlement
We pull your COE, verify the funding fee — or exemption — and set the price range in one call.
Step 2
Offer with VA terms
Escape clauses, appraisal-gap planning and concession asks, drafted with your agent.
Step 3
Appraise and close
VA appraisals check value and minimum property condition — we prep sellers' agents so nothing stalls.
Worth knowing first.
The VA funding fee — typically 2.15% on first use with 0% down — is rolled into the loan, not paid from savings, and drops on subsequent uses with a down payment. There is no monthly mortgage insurance ever, which is why a VA payment so often beats an FHA or low-down conventional payment on the same house.
VA loans are assumable, too: years from now, a buyer may be able to take over your loan at your rate. We structure files with that resale advantage in mind, and when rates fall, the IRRRL streamline refinance can cut your rate with barely any paperwork.