03/27/2026
VA Loan buyers—listen up.
You do NOT need an 800 credit score.
You do NOT need a huge down payment.
And no… this process is not nearly as complicated as people make it sound.
If you’re eligible for a VA loan and have no idea how to use it… I will teach you step-by-step.
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Because let’s be honest…
Most of you aren’t buying because you’re stuck on one question:
“How much money is this actually going to cost me out of pocket?”
And instead of getting a straight answer… you get vague information, worst-case scenarios, or advice from someone’s cousin who bought a house in 2007.
So let’s break it down in real life terms 👇
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🧾 Step 1: Talk to a mortgage lender (this is where everything starts)
First things first… this is not scary.
I know a lot of people get nervous about talking to a lender or having their credit pulled.
👉 It’s easy. It doesn’t hurt. And it’s the first step to getting real answers.
Before you look at houses… before Zillow pulls you into a late-night spiral…
👉 you talk to a lender.
And this is where I come in.
Reach out to me first, and I’ll connect you with the right local mortgage lender for your situation.
Not a random person. Not a call center.
👉 Someone I trust
👉 Someone who will actually take care of you
👉 Someone who will walk you through everything step-by-step
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Because here’s what I don’t want happening:
You find a house.
You fall in love with it.
You’ve already picked out where your couch is going…
you’ve already planned your fall decorations on the front porch… 🍂
…and then find out it’s not actually in your budget.
We’re not doing that.
A lender is going to:
• confirm your VA eligibility
• look at your income, debt, and credit
• tell you exactly what you can comfortably afford
• break down your estimated monthly payment
So when you start looking at homes, you’re looking with confidence… not guessing.
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And just so we’re clear…
You do NOT need perfect credit.
You don’t need to have everything figured out.
You just need to start the conversation.
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Also—and this matters more than people realize—
I do not send my clients to big call center lenders where:
• you’re on hold for an hour
• listening to elevator music
• talking to someone who could not care less about your situation
I connect you with local lenders
— people you can sit down with face-to-face
— people who know this market
— people who will answer their phone on a Saturday night when something goes sideways
Because having the right team makes this process a whole lot easier.
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🏡 Step 2: Get pre-approved, then come to me
Once you’re pre-approved, now we shop.
Now we know:
✔️ your real budget
✔️ your payment
✔️ what’s actually doable
And I help you find a home that makes sense for your life… not just something that looked cute online at 11:47pm.
(Also… you don’t pay me to help you buy a house. That part’s on the seller. Love that for you.)
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If you’re relocating and can’t be here in person, I’ve got you.
I do this all the time.
I’ll walk homes with you on video or FaceTime and show you everything—not just the pretty parts.
I will tell you if:
• it smells weird
• it’s musty or poorly maintained
• there’s carpet in the bathroom (why is that even a thing 😭)
• something looks off
You’re getting the real version, not a highlight reel.
By the time we’re done, you’ll feel like you’ve already walked through the house yourself.
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💰 Step 3: Let’s talk about your actual out-of-pocket costs
This is the part everyone wants to know… so here it is:
🔹 Closing Costs
Typically around 2–2.5% of the purchase price
So yes… there are costs.
BUT…
👉 you can ask the seller to help cover those
👉 sometimes we negotiate the seller paying ALL of them
Which means…
It is absolutely possible to buy a home with little to no money out of pocket.
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🔹 Inspections (this part is on you—and it matters)
You will have some upfront cost here, and I will always recommend doing this the right way.
Typical inspections:
• Home inspection
• Septic inspection (if applicable)
• HVAC inspection
If anything comes up (plumbing, electrical, etc.), we bring in specialists if needed.
👉 Most of my clients spend under $700 total for a home + septic inspection.
And I’ll connect you with inspectors I trust, so you’re not guessing.
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🔹 Survey (sometimes recommended)
If property lines are questionable, I’ll recommend a survey.
Not always needed, but good to know it’s an option.
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⏳ Step 4: I handle the stress—you just show up ready
Buying a home can feel overwhelming if you don’t know what’s happening.
👉 That’s where I come in.
I handle the anxiety.
I explain everything.
I keep everything moving.
You will always know:
• what’s happening
• when it’s happening
• and why it’s happening
No confusion. No guessing. No “wait… what are we doing right now?”
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I’m going to walk you through every step in a way that actually makes sense.
Not real estate jargon. Not overcomplicated explanations.
Just clear, real information so you feel confident in every decision you’re making.
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And by the time we’re done?
You’re going to feel like you could do this yourself.
Like… borderline professional. (Don’t worry, I’m still doing the paperwork 😏)
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Because my goal isn’t just to help you buy a house…
It’s to make sure you understand the process so well that you feel completely in control the entire time.
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🧠 Real talk:
Most people think they need $10k–$20k saved to buy a house…
…and that’s usually what stops them before they even start.
When in reality, with a VA loan and the right strategy, it can be way more doable than you think.
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🏁 Bottom line:
If you’re eligible for a VA loan, you could:
✔️ buy with no down payment
✔️ potentially have your closing costs covered
✔️ only pay for inspections upfront
✔️ and finally get out of renting or base housing
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If you’ve been thinking about buying but didn’t know where to start…
Message me. I’ll walk you through it step-by-step without making it weird.
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Jess Falcone, REALTOR® | Broker
The Hive Real Estate Group of eXp Realty
910-388-8877
www.hivehomesnc.com
