COE and entitlement review
Jonathan pulls the Certificate of Eligibility and reviews remaining entitlement before you write an offer, so the pre-approval reflects real numbers.
Veteran-owned focus | VA lending
A Veteran Who Knows the VA Loan — From Both Sides
Jonathan Toth served in the U.S. Army from 2011 to 2017. He now arranges VA purchase and refinance loans for veterans, active duty service members, and surviving spouses across all seven Southern California counties.
- $0
- Down payment on VA purchases
- No PMI
- At any down payment amount
- 2011-2017
- Jonathan's U.S. Army service
Get your VA loan questions answered
Straight answers from Jonathan Toth, NMLS #2401903. No credit pull to start.
Quick Answer
A VA loan is a mortgage guaranteed by the Department of Veterans Affairs that allows eligible veterans, service members, and certain surviving spouses to finance a primary residence with no down payment and no monthly mortgage insurance. The VA guaranty replaces the equity cushion a conventional lender would otherwise require, which is why $0 down is possible without PMI. Eligibility, entitlement, funding fee treatment, and lender overlays vary by service history and program.
2026 VA loan facts
The following reflects current VA policy under 38 CFR Part 36 and VA.gov guidance.
- No county loan limit applies to borrowers with full entitlement in 2026. Loan size is determined by lender underwriting and the appraised value, not a county cap.
- No private mortgage insurance is required on a VA loan, at any down payment amount.
- A Certificate of Eligibility (COE) is required. It can be obtained through your lender, on VA.gov, or through eBenefits.
- A VA appraisal completed by an appraiser on the VA roster is required on every purchase transaction.
- VA loans are assumable by a qualified buyer — no conventional loan program offers this.
- Eligible surviving spouses may qualify for the VA home loan benefit under basic eligibility rules.
VA funding fee schedule
The VA funding fee is a one-time fee that may be financed into the loan. Borrowers with a service-connected disability rating are exempt.
- First use, 0% down: 2.15% of the loan amount
- Subsequent use, 0% down: 3.3% of the loan amount
- 5% or more down, first or subsequent use: 1.5%
- 10% or more down, first or subsequent use: 1.25%
- Service-connected disability rating: exempt from the funding fee
Eligible property types
- Single-family homes intended as the borrower's primary residence
- VA-approved condominium units
- Manufactured homes meeting HUD standards
- 2-4 unit properties where the veteran occupies one unit
How HomeFlow works your VA file
Broker pricing
As a broker, HomeFlow places the file with the wholesale lender offering the strongest VA pricing and turn times for your scenario.
Offer support
Listing agents still misunderstand VA. Jonathan provides documentation that supports your offer against cash and conventional competition.
Frequently Asked Questions
No county loan limit applies to a borrower with full entitlement in 2026. Your loan amount is limited by what the lender will underwrite and what the property appraises for. Borrowers with partial entitlement, such as those with an active VA loan, are still subject to entitlement-based calculations.
For a first-use purchase with zero down, the funding fee is 2.15% of the loan amount. Subsequent use with zero down is 3.3%. Putting 5% down reduces it to 1.5% and 10% down reduces it to 1.25%. Veterans with a service-connected disability rating are exempt.
No. VA loans never carry private mortgage insurance, even with zero down payment. That is generally the largest monthly savings compared with a low-down-payment conventional or FHA loan.
Yes. VA loans are assumable by a qualified buyer, including buyers who are not veterans, subject to lender and VA approval. No conventional loan program offers an assumption feature, which can matter when you sell in a higher-rate market.
You can request the COE through your lender's portal, directly on VA.gov, or through eBenefits. HomeFlow pulls it for clients at no cost during pre-approval.
Yes. Two-to-four-unit properties are eligible as long as you occupy one of the units as your primary residence. Rental income from the other units may be usable for qualifying depending on the lender and your landlord experience.
Related
Talk to a veteran who has used the VA benefit himself
No obligation and no credit pull to start. Call 210-993-5023 or send a question.