A benefit you earned — used the way it should be. 0% down, no monthly mortgage insurance, reusable entitlement, and a broker who knows the program inside and out.
Finance up to 100% of the purchase price within county loan limits — no PMI, ever.
VA rates are often the lowest on the board. We shop multiple VA-approved lenders so you see the real best offer.
Borrowers with a service-connected disability rating are typically exempt from the VA funding fee — a meaningful savings.
VA IRRRL (streamline) and VA cash-out refinances make adjusting your loan straightforward later.
Compared to a conventional 5%-down loan at the same price, this saves roughly $22,500 of cash at closing and ~$200/mo in PMI — without giving up much on rate.
For illustration only. Numbers are hypothetical and don't represent an offer, rate lock, or guarantee. Actual rates, payments, fees, and qualification depend on your credit profile, the property, the lender, current market conditions, and required taxes & insurance. APR will differ from interest rate. 8Twelve Mortgage is an independent brokerage and arranges — but does not make — loans. Equal Housing Opportunity.
Entitlement is the dollar amount the VA guarantees on your behalf, which is what lets lenders offer 0% down. With full entitlement, there's no loan limit on a single VA loan — you can borrow what you qualify for. If you have existing VA debt, your remaining entitlement determines how much of a new loan can be financed without a down payment.
Your COE proves to lenders that the VA will back your loan. Most active-duty members and veterans qualify after 90 continuous days of service in wartime or 181 in peacetime; Guard and Reserve usually after six years. We can pull your COE electronically through the VA's portal — usually instantly.
VA loans are for primary residences. You can buy a single-family home, a condo on the VA-approved list, a 2–4 unit property you occupy, or a manufactured home that meets VA standards. Investment-only purchases aren't eligible.
Instead of monthly mortgage insurance, VA charges a one-time funding fee that keeps the program self-sustaining. It can be rolled into the loan, paid in cash, or waived entirely for borrowers with a service-connected disability. Across most files, even with the fee, VA still beats conventional on total cost.
Many veterans assume they only get one shot. You don't. Entitlement restores after you sell, refinance out of VA, or sometimes simply by paying the loan down. You can also hold more than one VA loan at the same time in qualifying situations — useful for PCS moves.
Active-duty service members, veterans, National Guard, Reserves, and certain surviving spouses are typically eligible. Eligibility is confirmed by a Certificate of Eligibility (COE), which we can pull on your behalf in minutes.
Yes — VA loans allow 100% financing up to the conforming county limit for borrowers with full entitlement. Above that, you can still go 0% down on a portion and may need a small down payment on the overage.
No monthly mortgage insurance, ever. There is a one-time VA funding fee (waivable for borrowers with a service-connected disability rating), which can be rolled into the loan.
Yes. VA entitlement is reusable. You can have more than one VA loan at a time in many cases, and you can fully restore entitlement after selling or refinancing.
It's a one-time fee that helps fund the program. For most first-use purchases with 0% down, it's around 2.15% of the loan amount; subsequent use is higher. Borrowers with a service-connected disability are typically exempt.
Yes, up to four units, as long as you occupy one as your primary residence. It's one of the most powerful house-hacking tools available.
A 3-minute application. Soft credit pull. A real rate from a broker shopping 50+ lenders for you.
