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VA Loan Basics

How to Read a Leave and Earnings Statement (LES) for VA Loan Income Qualification


What Is a Leave and Earnings Statement (LES)?

A Leave and Earnings Statement (LES) is the military equivalent of a pay stub. It details a service member’s monthly pay, deductions, allowances, and leave information. Both borrowers and lenders use the LES to verify income for a VA loan application.

According to the VA Lender’s Handbook (VA Pamphlet 26-7, Chapter 4, Section 1), lenders must verify stable and reliable income

How to Read a Leave and Earnings Statement (LES) for VA Loan Income Qualification2025-10-07T10:08:50-07:00

How to Get Your Certificate of Eligibility (COE) and Apply for a VA Home Loan


Understanding the VA Certificate of Eligibility (COE)

The Certificate of Eligibility (COE) is one of the first and most important documents in the VA home loan process. It proves to your lender that you meet the Department of Veterans Affairs (VA) service and character requirements to use your VA loan benefit.

While you typically don’t need the COE to get pre-qualified, you’ll need it for your

How to Get Your Certificate of Eligibility (COE) and Apply for a VA Home Loan2025-10-07T12:04:24-07:00

Tidewater Appraisal

The VA Appraisal

I want to concentrate on the appraisal process when it comes to the tidewater process. 

Let’s say the lender has already ordered your appraisal, and the VA has assigned an appraiser. The VA has experienced appraisers in its marketplace. They are required to have a certain level of experience appraising properties before they are permitted to apply for the VA’s appraisal panel. Since they are associated with the VA,

Tidewater Appraisal2023-12-11T14:49:48-08:00

VA IRRRL: How the Interest Rate Reduction Refinance Loan Helps Veterans Lower Mortgage Payments

What Is the VA IRRRL (Interest Rate Reduction Refinance Loan)?

The Interest Rate Reduction Refinance Loan (IRRRL)—often called the VA streamline refinance—is a simple, fast way for Veterans and service members to refinance an existing VA-backed home loan into a new VA loan with a lower interest rate.

Its purpose is right in the name: to reduce the interest rate on your existing VA loan, lowering

VA IRRRL: How the Interest Rate Reduction Refinance Loan Helps Veterans Lower Mortgage Payments2025-10-07T12:18:30-07:00

The Standard Purchase VA Loan

VA Loan Requirements

Before we get into the standard purchase, we need to remind ourselves of some of the basic eligibility requirements to participate in the VA home loan program. So first of all, is this person a veteran, if so, we need their COE. Do they have their DD214? Did they provide their statement of service that verifies they’re actually eligible to participate in the

The Standard Purchase VA Loan2023-12-11T14:49:48-08:00

Understanding VA Loan Discount Points: When Buying Down Your Rate Makes Sense

What Are VA Loan Discount Points?

Discount points are an optional upfront fee a borrower can pay to lower the interest rate on a mortgage. One discount point typically equals 1% of the total loan amount. Paying points is a way to prepay interest in advance, which can reduce the monthly mortgage payment over the life of the loan.

In VA loans, the choice to use discount points is

Understanding VA Loan Discount Points: When Buying Down Your Rate Makes Sense2025-10-12T11:53:41-07:00

Understanding VA Loan Estimated Cash-to-Close and Prepaid Escrows

What “Estimated Cash-to-Close” Really Means

When buying a home with a VA loan, “Estimated Cash-to-Close” and “closing costs” often get used as if they mean the same thing — but they don’t.

Closing costs include the fees and charges required to complete the loan, such as title, appraisal, and lender fees. Prepaids are items paid in advance — like property taxes, homeowner’s insurance, and prepaid interest.

Understanding VA Loan Estimated Cash-to-Close and Prepaid Escrows2025-10-12T11:58:39-07:00

Do Sellers Really Avoid VA Offers? The Truth Behind the VA Loan Bias Myth

The Misunderstanding About VA Offers

You’ve probably heard it before: “Sellers don’t like VA offers.”
But here’s the truth — the VA loan itself isn’t the problem. Misunderstanding is.

Imagine there are five offers on a home. The highest offer comes from a VA buyer, but another offer is conventional with a 30% down payment. Some listing agents see that and think, “If the appraisal comes in low,

Do Sellers Really Avoid VA Offers? The Truth Behind the VA Loan Bias Myth2025-10-12T12:30:31-07:00

VA Loan FAQs: Closing Costs, Escrow Changes, and Common Veteran Questions


Are $20,000 in Closing Costs Normal on a $415,000 VA Loan?

Possibly — but it depends on what’s included in that $20,000.

Closing costs vary widely by location, lender, and what’s wrapped into that figure. For example, if the estimate includes:

  • Title insurance (sometimes paid by the seller in Florida),

  • Prepaid taxes and insurance for escrow setup,

VA Loan FAQs: Closing Costs, Escrow Changes, and Common Veteran Questions2025-10-12T12:44:30-07:00

VA Circular 26-22-13: Understanding the Appraisal Waterfall Process


What Is the VA Appraisal Waterfall?

On July 22, 2022, the U.S. Department of Veterans Affairs released Circular 26-22-13, titled “Procedures for Alternative Valuation Methods.”

In practice, this rule is known as the Appraisal Waterfall. It gives lenders and eligible VA borrowers more flexibility when traditional appraisals are delayed or difficult to complete.

Normally, VA appraisals require an in-person inspection by a VA-approved

VA Circular 26-22-13: Understanding the Appraisal Waterfall Process2025-10-12T12:54:42-07:00

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Vetted VA • Trust But Verify

Mailing Address

509 W FM120 #848
Pottsboro, TX 75076

Contact

(903) 231-3588

Go Bag
Vetted VA • Trust But Verify

Copyright 2020 - 2025 All Rights Reserved | Vetted VA

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