VA Buyer Blueprint

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Quick Eligibility Check

Answer a few questions to see if you likely qualify for a VA home loan

What is your military status?

🎖Active Duty

⭐Veteran

🛡Reserve / Guard

💜Surviving Spouse

✅ Great News

Active duty service members are eligible for VA loans. With at least 90 continuous days of active service, you likely qualify. Let's get you preapproved.

✅ Great News

Veterans are eligible for VA loans with qualifying service (typically 90 days wartime or 181 days peacetime). Even if you've used your VA benefit before, you may still have remaining entitlement.

✅ You May Qualify

Reserve and National Guard members can qualify with 6+ years of service OR 90+ days of active duty under federal orders (Title 10). Let's verify your specific situation.

💜 Surviving Spouses

If your spouse passed during service or from a service-connected disability, you may be eligible for VA home loan benefits. This is something I can help verify — reach out and we'll walk through it together.

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VA Loan vs. Conventional — Side by Side

See why veterans choose VA loans over conventional financing

	🎖 VA Loan	🏢 Conventional
Down Payment	$0 down	3% – 20% required
Private Mortgage Insurance (PMI)	No PMI ever	Required until 20% equity
Funding Fee	0.5% – 3.3% (one-time, can be financed) WAIVED if disability rated	No funding fee
Credit Score Flexibility	More flexible — guidelines allow lower scores	Stricter — typically 620+ minimum
Interest Rates	Typically 0.25% – 0.5% lower than conventional	Market rate
Closing Costs	Limits on what buyers can pay — seller can cover more	Buyer pays all unless negotiated
Property Requirements	Must meet VA Minimum Property Requirements	Fewer property restrictions
Assumable?	Yes — huge selling point later	No
Can Use Again?	Yes — VA benefit is reusable	N/A

💡 The Bottom Line

For most veterans, a VA loan saves thousands compared to conventional — between no down payment, no PMI, and lower rates. On a $300,000 home, that's easily $15,000+ in savings over the first 5 years.

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VA Loan Myths — Busted

Don't let bad information cost you your benefit

❌ "VA loans take forever to close"+

Reality: With a good lender, VA loans close just as fast as conventional — often in 25-30 days. Fairway has in-house underwriting which means faster decisions and fewer delays. The lender matters more than the loan type.

❌ "Sellers don't like VA offers"+

Reality: A strong VA offer with a solid preapproval and an experienced lender is just as competitive as any other offer. The key is having a lender who can communicate the strength of your file to the listing side. That's what I do.

❌ "I can only use my VA loan once"+

Reality: Your VA benefit is reusable. If you sell a home purchased with VA and pay off the loan, your full entitlement is restored. You can even have two VA loans at the same time in some cases.

❌ "VA loans have too many hoops to jump through"+

Reality: The VA appraisal adds a property inspection for safety — it actually protects you from buying a home with serious issues. Beyond that, the process is very similar to conventional. With the right lender, it's seamless.

❌ "I need perfect credit to get a VA loan"+

Reality: VA loans are actually more flexible on credit than conventional loans. There is no minimum credit score set by the VA itself — lender overlays vary, but many VA lenders work with scores in the low 600s or even below. Let's talk about your situation.

❌ "I have to pay a huge funding fee"+

Reality: The funding fee ranges from 0.5% to 3.3% and can be financed into the loan — you don't pay it out of pocket. If you have any VA disability rating (even 10%), the funding fee is completely waived. That saves thousands.

🌟 Ready for the Next Step?

The first move is simple: a quick conversation about your situation. No cost, no obligation, no pressure. I'll pull your Certificate of Eligibility, review your options, and tell you exactly where you stand — usually in one phone call.

📧 Get Started — Talk to Triston

Fill this out and I'll reach out within 24 hours. Or call me directly at (520) 508-7921.

✅ Got It!

Your info has been sent to Triston. He'll reach out within 24 hours — usually much sooner. In the meantime, check out the Roadmap tab to see what the homebuying process looks like step by step.

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Your VA Homebuying Roadmap

From "thinking about it" to keys in your hand — here's every step

Get Preapproved

This is step one — not house hunting. A preapproval tells you exactly what you can afford, locks in your buying power, and makes your offers taken seriously. I'll pull your COE (Certificate of Eligibility) at the same time — it confirms your VA loan entitlement.

⏲ Takes 1-3 days

✓ What you need: ID, recent pay stubs, bank statements, DD-214 (if veteran)

Find a Real Estate Agent

You want an agent who understands VA transactions — not every agent does. A good buyer's agent costs you nothing (the seller pays their commission) and they'll help you negotiate, navigate inspections, and protect your interests throughout.

⏲ Can start immediately

✓ Ask me — I work with agents who know VA inside and out

House Hunt

Now the fun part. Your agent will set up property searches based on your budget, needs, and location. Keep in mind that VA loans have Minimum Property Requirements (MPRs) — basically the home has to be safe, sound, and sanitary. Your agent should be screening for these during showings.

⏲ Varies — days to months

✓ Stay within your preapproval range and resist the urge to stretch

Make an Offer

Your agent writes the offer. I'll customize your preapproval letter to match the specific property and price. If there's competition, I can call the listing agent directly to communicate the strength of your file — this wins deals.

⏲ 1-3 days for offer + negotiation

✓ Don't waive inspections to "be competitive" — protect yourself

Home Inspection

You hire an inspector (your choice, your cost — typically $300-$500). This is your chance to find problems. The inspection is for YOUR knowledge — it's separate from the VA appraisal. If major issues come up, you can negotiate repairs or walk away.

⏲ Scheduled within first 7-10 days

✓ Attend the inspection if possible — you'll learn a lot about your home

VA Appraisal

The VA assigns an appraiser to verify the home's value AND check Minimum Property Requirements (safety, structure, sanitation). This protects you from overpaying and from buying a home with hidden safety issues. If the appraisal comes in low, we have options — don't panic.

⏲ 7-14 days typically

✓ I manage this process — you just wait for the results

Underwriting & Clear to Close

Your loan goes through final underwriting review. The underwriter verifies everything — income, assets, credit, property. They may ask for additional documents (this is normal). Once everything checks out, you get the magic words: "Clear to Close."

⏲ 1-2 weeks

✓ Respond to any document requests ASAP — speed matters here

Closing Day — Get Your Keys! 🎉

You'll sign the final paperwork, wire any closing costs that are due (often minimal with VA), and receive the keys to your new home. The whole signing takes about an hour. Congratulations — you've used the benefit you earned.

⏲ Typically 25-35 days from offer acceptance

✓ Bring a valid photo ID and a cashier's check or wire confirmation

💡 The Whole Process — 30 to 45 Days

From accepted offer to keys, a typical VA purchase closes in 30-45 days. With Fairway's in-house underwriting, we often beat that. The biggest factor? Starting with a solid preapproval. Everything flows faster when the front-end is done right.

🚀 Ready to Start Step 1?

Preapproval is free and takes one conversation. I'll tell you exactly where you stand — no guesswork.

✅ You're On Your Way!

Triston will reach out within 24 hours to get your preapproval started. No cost, no obligation.

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Inspection vs. Appraisal — What's the Difference?

These are two different things. Here's what each one means for you.

	🔎 Home Inspection	📈 VA Appraisal
Who orders it?	You hire the inspector	The lender orders through VA
Who pays?	You (~$300-$500)	You (~$500-$800, varies by area)
Purpose	Find problems with the home	Confirm the home's value + check safety (MPRs)
Required?	Highly recommended, not required	Required for VA loans
What happens after?	You decide whether to negotiate repairs	VA may require repairs before closing
Can it kill the deal?	Only if you walk away	If value comes in low or repairs aren't made

💡 Pro Tip

Always get an inspection. The VA appraisal is NOT a full home inspection — it's a value check with a safety screen. The inspection is your deep-dive on the condition of the home. Don't skip it.

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What the VA Appraiser Checks

Minimum Property Requirements (MPRs) — what they mean in plain English

The VA appraiser is making sure the home is safe, structurally sound, and sanitary. Here's what they look for:

✓

Roof is in good condition (no active leaks, reasonable remaining life)

✓

No peeling or chipping paint (especially homes built before 1978 — lead paint concern)

✓

Heating, plumbing, and electrical all working properly

✓

No standing water under the home / adequate drainage

✓

Clean and adequate water supply

✓

Working septic or sewer connection

✓

No major structural or foundation damage

✓

Handrails on stairs and elevated surfaces

✓

No broken windows or safety hazards

💚 These Requirements Protect You

MPRs exist to make sure you're not buying a home with serious safety or structural problems. If the appraiser flags something, it means the issue needs to be fixed before you close — which is actually a good thing for you as the buyer.

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The Big Don'ts — What NOT to Do Before Closing

Seriously. Don't do any of these after you're under contract.

Once you have an accepted offer, your financial life is under a microscope. Any changes can derail your loan. Avoid these like your closing depends on it — because it does:

💳

Don't open new credit cards or lines of credit. Even if a store offers 20% off. Every credit pull changes your score and debt profile.

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Don't finance a car, furniture, or anything else. New debt changes your debt-to-income ratio, which can disqualify you — even the day before closing.

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Don't change jobs or quit your job. Underwriters need stable, verifiable income. A job change can delay or kill your loan.

💰

Don't make large deposits or withdrawals. Big unexplained money movements require documentation and can slow things down. Talk to your lender first.

🙋

Don't co-sign for anyone. Co-signing adds their debt to your profile. It counts against you even if you're not making the payments.

🛒

Don't make large purchases on existing credit. Running up balances changes your utilization ratio and can lower your score right before closing.

💡 Golden Rule

When in doubt, call me first. If you need to make a financial move while under contract, let me know before you do it. I can tell you if it's safe or if we need to wait until after closing.

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Closing Day Checklist

You're almost there — here's what to bring and expect

✓

Valid government-issued photo ID

Driver's license, passport, or military ID

✓

Cashier's check or wire confirmation for closing costs

Your lender will give you the exact amount 3 days before closing (Closing Disclosure)

✓

Proof of homeowner's insurance

Must be in place before closing — your lender will confirm

✓

Do your final walkthrough

Walk the property 24-48 hours before closing to confirm condition and any agreed-upon repairs

✓

Review the Closing Disclosure

You'll receive this 3 days before closing — review all numbers, terms, and fees carefully

✓

Sign, get your keys, and celebrate! 🎉

Signing takes about an hour. Then the home is yours.

🎉 You Earned This

Your VA home loan benefit is one of the most powerful tools available to you. It exists because of your service. Use it. And if you have any questions at any point in the process — before, during, or after — I'm here.

💬 Questions? Need Help?

Whether you're under contract or just getting started, I'm one message away.

✅ Message Sent!

Triston will get back to you ASAP. Hang tight.

Triston Crowell

VA BUYER BLUEPRINT