Click below to find out what you qualify for and to get all your questions answered !

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For "ACTIVE DUTY" Service Members, please send me the items below directly to my email: [email protected] ...or...you can go to my application page by CLICKING HERE and when you apply online you can upload your docs into our portal securely. 

• Copy of your cancelled earnest money check (if you are under contract)

• Copy of your last 2 months of LES statements

• 2 months of paycheck stubs (for any non-military co-borrowers)

• Last 2 years of tax returns

• Last 2 years of W2’s

• Copy of your PCS orders to your new duty station (if applicable)

• Copy of your S.O.S. Statement Of Service obtained at personnel department (active duty only)

• Last 2 months of bank statements (all pages)

• Copy of your assets statements (IRA’s, money markets, TSP account, 401k)

• Copy of your current driver’s license (all borrowers)

• Copy of your social security card or passport (all borrowers)

• Copy of any divorce decree (if applicable)

• Copy of any BK paperwork (if applicable)

** For families no longer serving, we will need your DD214 showing their discharge character as "HONORABLE." We can pull the C.O.E. from that DD214. 

WHAT IS A C.O.E., HOW DO I GET ONE, AND WHAT DOES IT DO?

Your C.O.E. or Certificate of Eligibility is the 2nd most important document next to your DD214.* This shows your "entitlement" or simply put, it tells me how much home you can buy with 100% financing. If you are buying another home (renting out your old house and buying a new one) your C.O.E. is then used to tell me how much entitlement you have left. The VA will have a record of how much entitlement you have left and when I calculate that number on your C.O.E., I can then tell you how much house you buy...again with nothing down. If you read my blogs, then you know this is the way a service member can actually have two VA loans at the same time.

* If you are active duty then you will need to go to personnel and get a S.O.S. (Statement of Service) which will show me your rank and grade, branch of military service, your current duty station, that you are operating under honorable conditions, and of course your pay scale including your BAH, BAS, and COLA, if applicable. 

EXAMPLE OF ENTITLEMENT

Let me give you an example of how entitlement works. Let's say you are stationed at your current military base and you own a home in that city where you are stationed. You then get new orders to PCS to your next duty station. You can physically rent out your home and buy another house at your next duty station and have two VA loans at the same time. Pretty neat, huh? Then I go to work for you and figure out how much house you wish to purchase. Basically, your BAH & BAS will most certainly help pay your new mortgage while you have an investment property in the city where you previously resided. So, that's how it works. Your entitlement on your C.O.E. is the key on how much house you can buy, and of course, also based on qualification.

WE'RE A MARRIED COUPLE AND WE BOTH SERVE. NOW WHAT?

In the event that your spouse is also a service member (which I actually see quite often) you may then use their C.O.E. in the event that you need to have full entitlement. Let me give you an example; you have PCS'd to your new duty station and you both wish to buy another house, taking into consideration you have a house under the VA in the city you just left. Let's say your entitlement isn't enough to cover your new house with 100% financing. You may then use your spouses' C.O.E. that has full entitlement to buy the new house. 

FUNDING FEES AND EXEMPTIONS

Let's discuss Funding Fees. If you do not have a minimum of 10% service connected disability you will pay a 2.15% Funding Fee of the purchase price of the house. If you elect to place money down on the home (which under VA guidelines is not required) then the funding fee can be lowered. If a veteran chooses not to pay that at closing, it can easily be wrapped into the loan amount. If you have multiple use of your VA benefits to purchase a home, then the Funding Fee goes to 3.3%.

Just so you know, the Funding Fee is how the VA is able to provide 100% financing to our veterans. HOWEVER...(and this is the neat part of a VA loan) if any service member has 10% or more in service connected disability, you are "exempt" from that Funding Fee, and you will never pay that again for the rest of your life...no matter how many times you move and use your VA benefits to buy a home. And here is another great caveat; if any service member is rated with a 100% service connected disability, depending on the county that you reside, you may not have to pay real estate taxes.

To get your C.O.E. you can call me directly at 727-252-3222 and as I have access to the VA portal, I can easily download your C.O.E. and view your entitlement.

If you need to file for a C.O.E. then let me know by contacting me at: [email protected] and I'll send you the form or I can always get it from the VA Portal for you. Of course, you can always call me with any questions at: 727-252-3222