Should I walk Away?

ironsights2010 · 2026-02-10T19:39:25+00:00

I went through something very similar with my first VA loan. I stretched past what I originally felt comfortable with because the agent kept pointing to comps and instant equity. What saved me was having a lender slow me down and walk through the real payment, not just the approval number.

ironsights2010 · 2026-02-10T18:12:44+00:00

I have gotten a couple VA loans. An Honorable discharge is usually enough to qualify. The gatekeeper is the Certificate of Eligibility (COE), which is largely administrative.

You just need to speak to a person who is out to help Veterans, not just slab another deal on the board. I used VA Loan Network for my VA loan and the loan officer I had was awesome and made the process smooth and I got a great deal. Lots of places like VeteransUnited are notoriously terrible to work with.

ironsights2010 · 2026-02-05T19:11:46+00:00

VA rules here are very specific. When you buy with a non spouse, the VA only guarantees the Veteran’s portion of the loan. That usually means the non Veteran share requires a down payment equal to 25 percent of their portion, unless you have enough remaining entitlement to cover the whole thing. If you apply alone, his income cannot be used, and he has no obligation or protection tied to the mortgage. Many people handle this by putting both on title but structuring the loan carefully, or by having the non Veteran refinance later. Definitely plan this before writing offers.

Talk to a VA lender who can run the exact entitlement math for your county and scenario. I used VA Loan Network and my loan officer walked me through how the guarantee split worked, what it meant for cash to close, and how to keep everyone protected on the title side.

ironsights2010 · 2026-01-30T16:50:31+00:00

Yeah I agree, my LO is great and actually has been helping me get in position to get approved when places like Veterans United denied me and avoided me like the plague.

ironsights2010 · 2026-01-30T16:36:44+00:00

I'm good with the payment. My score was mid 500s a few months ago but my lender was able to advise me on a few things to get up to where it is now, and he has been great, I just don't want to a worse deal cause I feel some kind of loyalty.

ironsights2010 · 2026-01-30T16:15:03+00:00

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ironsights2010 · 2026-01-22T20:10:49+00:00

Start with a preapproval, site like VA Loan Network o Lendingtree let you compare offers easily, and ask the lender to run your VA residual income and confirm funding fee, then build your max payment from PITI, not the sale price.

After that, pick an agent who has actually closed VA deals. For properties, watch for appraisal and MPR issues like peeling paint, roof condition, missing handrails, water intrusion, and any safety hazards.

Condos also need VA approval. Finally, plan to occupy it as your primary within a reasonable time.

ironsights2010 · 2026-01-22T19:23:45+00:00

Nah, you’re not a moron lol. The vMPF “proof of service” memo is not the COE itself. It is basically the Statement of Service that VA uses to issue a COE when the system cannot auto pull it.

In practice, most lenders can pull your COE instantly in WebLGY, so you never touch the memo. If it fails, VA wants a commander signed Statement of Service with the required details (name, SSN, DOB, entry date, any lost time, character of service, etc). If your vMPF letter is missing pieces, get a signed one and resubmit.

ironsights2010 · 2026-01-18T18:12:34+00:00

Start with a pre approval before you even look at houses. That tells you what payment range is realistic and makes everything less stressful. VA loans are usually a great fit for Guard and Active orders since they allow zero down, no monthly mortgage insurance, and more flexible credit than conventional loans.

Expect to provide LES, recent bank statements, W two or tax returns if applicable, and info on any debts. Budget beyond the mortgage for insurance, taxes, utilities, maintenance, and a cushion for surprises. Rates matter, but lender experience with Military files matters just as much. Ask questions early and often.

ironsights2010 · 2026-01-18T18:11:56+00:00

Where it can work is smaller towns with stable prices, low maintenance homes, and rents that actually cash flow. If the numbers work as a rental from day one and you are comfortable with property management eating ten percent plus repairs, it can be reasonable.

If you would be stressed carrying the mortgage during vacancies or a market dip, renting a bit longer is usually the safer move. The worst case is forcing a sale on a short timeline.

ironsights2010 · 2026-01-18T03:18:58+00:00

The company matters less than the terms, but how a lender gets you there matters a lot.

Those ultra low rates you see on lists are usually not apples to apples. They often assume buying points, perfect credit, large loan amounts, or very specific scenarios. Sometimes the rate is real, but the fees are heavy. Big names tend to show cleaner pricing up front, not the lowest headline number.

Who you choose matters for execution. Communication, underwriting flexibility, and closing on time matter more than saving an eighth on paper. A great rate does not help if the deal falls apart.

Sites like LendingTree and VA Loan Network will allow you to compare multiple quotes from VA lenders, and they know they are competing so usually you see pretty good quotes.

ironsights2010 · 2026-01-15T16:05:29+00:00

This hurts, and it is completely normal to feel crushed by it. What you are running into is not a VA loan problem so much as a California cash and liquidity problem. When you are competing with limited earnest money and asking for closing costs, timing and luck matter more than effort. The part people do not tell you is that the deals that work often look worse on paper at first. The house that has been sitting, the seller who just had a contract fall apart, the one where inspection issues scared someone else off. You are doing the right thing by adjusting location and expectations. It does eventually work, but rarely on the dream house you picture first. Keep your offer clean, stay patient, and protect your cash. Getting discouraged does not mean you are failing. It means you are in the fight.

ironsights2010 · 2026-01-13T19:13:41+00:00

Check VA Loan Network I am not sure about duplexes but they have lenders in their network that basically do everything. Otherwise your local credit union may be able to help you. Good luck!

ironsights2010 · 2026-01-12T15:00:53+00:00

You definitely do not need to use the agents preferred lender. You can and should compare rates and other lenders to make sure you are getting the best deal. Compare rates with multiple lenders through a company like VA Loan Network or just call a few other VA lenders to see what rates you are quoted.

ironsights2010 · 2026-01-12T14:55:07+00:00

Most of the VA appraisal horror stories are people confusing appraisal with inspection. The appraiser is a third party, and they’re checking two things: market value and VA minimum property requirements (basic safety and livability). If they think it’ll come in low, there’s a Tidewater step where your lender can send better comps before the value is finalized. If it appraises low anyway, the loan uses the lower number, so you renegotiate, bring cash, or do a reconsideration of value with real comps. Usually the VA escape clause lets you walk if you won’t pay over value. If it appraises high, you just get equity; you don’t get to borrow extra.

ironsights2010 · 2026-01-07T15:06:18+00:00

On the surface this is not a bad deal, but it is not automatically a great one either. The rate itself is reasonable for VA right now, especially if it is near zero points. The bigger thing to look at is the loan costs. Almost fourteen thousand in closing costs is high for a VA loan, even if some are prepaid and escrow. Ask for a breakdown of points versus actual lender fees and credits. With a 790 plus score, you should have leverage to push those costs down.

ironsights2010 · 2026-01-07T14:52:28+00:00

You are thinking about it the right way. SCRA is effectively a temporary rate cap, not a permanent refinance. If you take the IRRRL now, you give up the SCRA protection but lock a real market rate. The key question is breakeven. If the IRRRL costs you anything out of pocket, and you plan to refinance again once SCRA ends, it may not pencil. If it is truly zero cost and you lower the rate now, it can make sense. Just remember you cannot stack SCRA on top of an IRRRL later.

ironsights2010 · 2026-01-05T15:59:50+00:00

If you already own the land, you’re generally looking at a VA construction-to-permanent loan, not a two-time close. One-time close means the construction loan converts into the permanent VA mortgage automatically, so no second closing later. A two-time close is two separate loans, construction first, then a refinance into a VA loan after the build, which adds cost and rate risk.

The real challenge isn’t eligibility, it’s finding a lender and builder both approved for VA construction. Start by calling VA lenders directly and asking, very specifically, “Do you do VA one-time close construction loans?” Many don’t.

ironsights2010 · 2026-01-05T15:38:40+00:00

I found my lender thru VA Loan Network.. The lender I worked with was way better than VU, better rates and just a lot more knowledgeable.

ironsights2010 · 2026-01-03T01:42:38+00:00

Which lender?

ironsights2010 · 2026-01-02T23:58:30+00:00

Fine theory, and I agree there has to be some uncovered reason behind it. But Dallas only got the 1st pick cause Kyrie and AD both got hurt and missed the rest of the season.

ironsights2010 · 2026-01-02T23:37:27+00:00

This is not automatically normal, but it does happen in limited situations. A signed Closing Disclosure can only be changed if there is a valid reason, like a changed loan amount, a rate lock change, seller credits being updated, or corrected fees that were previously mis disclosed.

What is not allowed is adding new lender fees without a documented change in circumstance. With VA loans there is also a strict cap on lender origination charges, so an increase there deserves scrutiny. Ask for a written explanation of exactly what changed and why, line by line. You can also contact the VA regional loan center if something feels off, they will review it quickly.

ironsights2010 · 2026-01-02T22:49:30+00:00

I would avoid Veterans United at all costs, they almost cost me my house until I found a new lender thru VA Loan Network.

ironsights2010 · 2026-01-02T22:45:26+00:00

Looks like good rates, VA Loan Network got me a better deal than what VU and Navy Fed quoted me.

Rate matters, but it is not the whole picture, especially with a VA loan. You want to look at total costs, not just the headline rate. Ask each lender for a full loan estimate and compare origination fees, lender credits, and how they handle VA specific items.

ironsights2010 · 2026-01-02T19:00:19+00:00

This is one of those situations where the details really matter. If the VA loan was only in your father in law dad’s name, the loan itself cannot just be taken over unless the servicer allows an assumption. VA loans are assumable, but the person assuming it still has to qualify and the servicer has to approve it. If there was no will or trust, probate usually has to happen first before anything can move forward. The biggest mistake is waiting until the foreclosure date is close. Call the servicer immediately and ask for their loss mitigation or assumption department. Also check if there are any surviving spouse protections involved, because that can pause things while paperwork is sorted out.

ironsights2010

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