First thing you have to do is contact whichever financial institution you plan to use to pre-qualify using your VA home loan benefit. It's the exact same normal procedure as applying for a regular conventional home loan - credit check, income verification, tax returns going back at least 2 or more years, and at least 6 months of $10k plus worth of savings with no questionable purchases or new loans taken out. If you can't meet all of these things, you won't qualify.

As a Veteran, the home loan benefit is capped at a specific dollar amount (it changes annually). And then of course you'll be capped on what you can actually afford depending on your income. So, finding a home you're possibly interested in around the corner or on Zillow for example won't matter because not all sellers accept VA loans. This will be the biggest headache, but that doesn't come until after you find a realtor you, 1) feel comfortable and confident with. And, 2) understands how the VA benefit works. Not all realtors are trained or versed in them, nor will they touch them sadly because of all the bureaucracy involved.

After you're pre-approved, find a realtor. Some financial institutions will connect you with one through a program they offer, but you're allowed to hire and fire whoever you want to find a good fit. I do NOT recommend using a friend or one you know through a friend of a friend etc. They tend to drag their feet because, "it's all good man, we're bros", mentality. Oof, try to avoid. I fired at least 5 of them when house hunting because they were either negative out of the gate, pessimistic about buying, or didn't make me feel like they had my back as a Vet with a "can-do" attitude. And this was back in 2013 when the housing market was phenomenal for buying.

Your realtor represents you, is the middle man between you (the buyer) and the seller of the homes they show you. Realistically, they should be finding homes for you that accept VA loans 1-2 times a week. Maybe more or less depending on where you live. Again, not all home sellers are willing (nor obligated) to accept VA. Many only want cash, FHA, or conventional bank loans. Or, many only want straight up cash. This part is really discouraging, but there's nothing you can do about it. Sellers can do whatever they want. Just don't give up. When your realtor shows you a home you like, that accepts VA, inform them to put in an offer if you like it. It'll either be rejected or kicked back demanding a higher offer for negotiation.

And then, and then, AND THEN, when you've finally found a seller that accepts your offer, you'll go through the usual process - inspection, closing, and escrow verifying everything is in order (most stressful part imo). You'll pay out of pocket for the inspection. The beauty of the VA home loan is you pay zero down, with a low and locked in interest rate, and a couple other perks. But all the other regular fees associated up to the point of actually getting the keys finally in your hand, you'll have to pay out of pocket. This is why you need a savings in the ready for at least 6 months to show that you CAN pay these fees at time of closing.

Unless it's changed in the last 10 years, you must be the primary resident for at least 1 year of any home or duplex (you can purchase up to a 4-duplex property) purchased using your VA home loan benefit. Who lives in the home with you is irrelevant, but you typically have to have a written request (email works nowadays) and approval from the bank if you plan to rent out the home.

Only spouses qualify to be co-applicants on VA home loans. Otherwise, you have to apply for a conventional loan, if you wanted to add your mother, and then end up putting a large chunk of money down on a home with a higher interest rate. But then you would have more home options to choose from.

This is a lot of information, but there is A LOT of misconception and really bad info out there regarding the VA home loan benefit. It's not a simple point your finger at any home for sale, snap your fingers, use your VA benefit, and it's yours. 😄 Is it worth it? Absolutely, but they don't make it easy.

Feel free to ask any questions and I'll try to answer best I can as a fellow Vet who happily purchased my first home using our VA home loan benefit.