You earned this benefit. Let’s use it.
Thank you for your service. A VA loan is one of the strongest homebuying tools there is, and it exists because of what you did — no down payment for many eligible borrowers, no monthly mortgage insurance, and rates that compete with anything else on the market.
I’ll confirm your eligibility with you before you buy anything, so there are no surprises. If a VA loan fits your situation, I’ll tell you. If something else genuinely fits better, I’ll tell you that instead.
- No down payment for eligible borrowers
- No monthly mortgage insurance
- Eligibility confirmed before you buy
- You talk to James, not a call center
Check your VA eligibility
Name, number, email — James confirms what applies to you.
0% down
For most eligible veterans and service members
No monthly MI
Unlike other low-down-payment loans
Reusable
Use the benefit more than once in many cases
Independent broker
Sponsored by The Loan Factory, NMLS# 320841
Every buyer’s situation is different. I don’t run people through a template — I tailor your scenario individually and find the benefit in your circumstances, wherever you’re starting from.
What a VA loan offers
The strongest first-home tool most people never use.
Plenty of people who served never end up using this benefit — often because nobody explained it to them. Here is the honest version, including the part about fees.
No down payment for eligible borrowers
This is the headline, and it is real: for many eligible veterans and service members, a VA purchase loan can require nothing down. The savings you have been building can stay where it is instead of going to a down payment.
No monthly mortgage insurance
Most low-down-payment loans charge mortgage insurance every month for years. VA loans generally do not. On a comparable home that is a meaningful difference in your payment each and every month, for as long as you own it.
Competitive fixed rates
VA loans are backed by the government, which generally lets lenders offer rates that compete well with anything else on the market. The rate you are actually offered depends on your lender and your file — which is why an independent broker shops it rather than quoting you one bank’s number.
Honest note on the funding fee
VA loans carry a funding fee, which is how the program sustains itself. It is often financed into the loan rather than paid up front, it varies based on your service history and whether it is your first use, and many borrowers with a service-connected disability are exempt from it. I confirm what applies to you before you buy, never after.
Who this is for
If you served, there is a good chance this is yours.
Eligibility depends on when and how you served, and it is broader than most people assume. You do not need to have it figured out before you call — that is the first thing James helps with.
- Veterans who served and were discharged under other than dishonorable conditions
- Active-duty service members, including those relocating to Selfridge or the Detroit area
- National Guard and Reserve members with qualifying service
- Surviving spouses of service members who died in the line of duty or from a service-connected disability
- Anyone who has used a VA loan before and is wondering whether they can again
Earned, not given
This is the benefit working the way it was meant to.
How it works
Three steps, and the first one is just a phone call.
We confirm your eligibility together
You do not need to have a certificate in hand before you call. James walks you through what is needed and helps you get the Certificate of Eligibility that confirms it in writing.
You get pre-approved and start looking
Once your file is in shape, you get a real pre-approval letter and shop with a number in hand — with no down payment required for most eligible buyers.
Offer, appraisal, and keys
James stays on top of the conditions, the VA appraisal and the timeline so nothing sits still, and walks you to closing day. One name, one number, start to finish.
Serving across Wayne, Oakland and Macomb counties — including the communities around Selfridge and the whole Detroit area.
Check my VA eligibilityAsked most often
VA loan questions, answered plainly.
Do I have to be a first-time buyer?
No. You can use a VA loan to buy your first home or your fifth — there is no first-time buyer requirement at all. It is simply a benefit you have earned, available to you whenever you buy a home you intend to live in as your primary residence.
Can I use it more than once?
Yes, in most cases. Your entitlement can often be restored after you pay off the previous VA loan, or you may be able to use remaining entitlement on a second property while keeping the first. There are also one-time restoration rules in certain situations. James works out which path applies to you rather than guessing at it.
What counts as eligible service?
Peacetime and wartime service, National Guard and Reserve service that meets the program’s requirements, and some surviving spouses all qualify. The specific length-of-service rules vary by when and how you served. This is exactly the kind of thing James confirms early so you are not building a plan on the wrong assumption.
Is there a funding fee?
Usually, yes. It is how the program sustains itself, and it is commonly financed into the loan rather than paid at closing. It varies based on your service history and whether it is your first use of the benefit, and many borrowers with a service-connected disability are exempt. James tells you the exact figure that applies to you before you commit to anything.
Can I combine a VA loan with down payment assistance?
Often the two are not stacked the way FHA and assistance can be, because a VA loan already removes the down payment barrier. Whether any additional program applies depends on the specific program and your situation. James checks rather than assumes, and tells you plainly if it is not available.
James Cox, The Loan Strategist
You served. This part is on us.
One short call and you will know whether you qualify, what your payment would look like with nothing down, and what the funding fee means for you. Free, and there is nothing to sign.
Serving Wayne, Oakland and Macomb counties · Independent broker sponsored by The Loan Factory