http://BrianTheVAMortgageGuy.com/

Kentuckiana VA Mortgage Mastermind Group, 12000 Shelbyville Road, Louisville, KY (2026)

09/30/2026

VA TIP du jour-

A Surviving Spouse can use the VA Home Loan benefit MORE THAN ONCE!

This is something I think a lot of Veterans, surviving spouses, Realtors—and even Loan Officers—may not realize.

If a Surviving Spouse has a valid Certificate of Eligibility (COE), their VA loan entitlement and loan-size calculations generally work the same way they do for a Veteran or Active-Duty Service Member.

A few things to know:

The benefit can be used more than once.
Just like a Veteran, an eligible Surviving Spouse may be able to restore and reuse their VA home loan entitlement.

DIC can be an important clue.
If a Surviving Spouse is receiving Dependency and Indemnity Compensation (DIC), that may indicate they could be eligible for the VA home loan benefit, subject to VA's eligibility and remarriage requirements.

VA may need updated documentation.
Each time the Surviving Spouse looks to use the benefit, VA may request a new VA Form 26-1817 to verify continued eligibility, including applicable remarriage requirements. For example if the Surviving spouse has remarried and is under 57 years of ago, they may not be eligible for the VA home loan benefit even If they had used it before as unmarried.

And this is why I ALWAYS encourage Loan Officers and Realtors to ask:

👉 “Are you OR your spouse a Veteran?”

Don't just ask, “Are you a Veteran?”

A surviving spouse may tell you that their husband or wife passed away due to a service-connected cause—and that conversation could uncover a VA home loan benefit they didn't even know they had.

Sometimes knowing the right question to ask can change someone's entire homebuying opportunity.

Who a Veteran—or their surviving spouse—works with matters .

Brian the Mortgage Guy - NMLS 228373

09/25/2026

VA TIP du jour — DON’T GIVE UP ON THAT CONDO!

Here is a VA condo guideline that a LOT of Loan Officers and Realtors don’t know about. 👇

🏢 An older FHA/HUD condo approval may still work for VA financing!

If a condo project received HUD/FHA approval prior to December 7, 2009, it may qualify under VA’s grandfathered “HUD Accepted” status.

That means a condo does NOT necessarily need to show a traditional VA approval for the Veteran to finance a unit there.

A few things to know:

✅ Pre-December 7, 2009 HUD approvals may be grandfathered for VA purposes.

🔎 Check the VA Condo Lookup! The project may already appear with a “HUD Accepted” status.

⚠️ Don’t assume. The lender should verify the project's current status and make sure it qualifies before telling the Veteran the condo is good to go.

And remember…

If the condo ISN’T already approved, that still doesn't necessarily mean the answer is NO.

VA has processes available to pursue project approval, and in certain circumstances a one-unit condo approval/waiver may also be an option.

I hear WAY too often:

❌ “That condo isn't VA approved.”

❌ “The Veteran can't buy there.”

❌ “Just use Conventional.”

Before you talk a Veteran out of using their VA benefit, CHECK THE OPTIONS!

VA financing has more flexibility than many people realize.

Who a Veteran works with matters.

09/24/2026

VA TIP du Jour — STOP FEARING THE VA APPRAISAL!

There are SO many things Loan Officers, Realtors, and Veterans get wrong about VA appraisals.

Here are a few worth knowing:

👉 The lender does NOT pick the VA appraiser.
The lender orders the appraisal through the VA Portal, but does not control the VA-approved appraiser list.

👉 A VA appraisal is NOT a home inspection.
MPRs are primarily about the property being safe, sound, and sanitary. Cosmetic issues like torn carpet or an outdated kitchen are not automatically VA repair items.

👉 A low appraisal isn't necessarily the end of the conversation.
VA actually gives us processes to challenge value! If the appraiser believes the value may come in below the contract price, the Tidewater process gives the parties an opportunity to provide additional sales data BEFORE the appraisal is completed.

And if the final value is still low after the NOV is issued, the Veteran can request a Reconsideration of Value (ROV) in writing.

👉 The appraisal isn't actually final just because the appraiser uploaded it.
The lender's Staff Appraisal Reviewer (SAR) reviews it and issues the Notice of Value (NOV). The NOV establishes the value and required repairs. The SAR cannot simply change the appraiser's value—but CAN question something that appears wrong, and the SAR can change required repairs.

👉 VA does NOT have a minimum number of years of remaining roof life.
The focus is on whether the roof has reasonable future utility—not some mythical "VA requires X years left on the roof" rule.

👉 VA appraisal repairs can sometimes be WAIVED.
For existing construction, VA may waive an MPR when the Veteran and lender request it in writing and the property still meets the requirements for safety, structural soundness, and sanitation, among other requirements.

👉 And YES—you can transfer a VA appraisal when the Veteran changes lenders.
The Veteran can request the transfer in writing. The appraisal follows the borrower, not the property, and the new lender's SAR issues a new NOV.

The VA appraisal isn't the problem nearly as often as people think.

The bigger problem is when the people involved don't understand the VA appraisal process, Tidewater, ROVs, MPRs, waivers, and the authority of the SAR.

Who a Veteran works with matters.

A great VA lender doesn't just order an appraisal—they know what to do when something doesn't go perfectly.

09/17/2026

VA TIP OF THE DAY!

🏠 VA LOAN OCCUPANCY — KNOW THE GUIDELINES!

One of the biggest misconceptions with VA loans is that the Veteran must always personally occupy the home right away.

That is NOT always the case.

For an active-duty Veteran who cannot personally occupy the property within a reasonable time, occupancy—or intent to occupy—by their spouse OR dependent child can satisfy the VA occupancy requirement.

Think about how important this can be for our military families dealing with:

Deployments
PCS moves
Military assignments
Families relocating ahead of the servicemember

And here is another one many people miss:

A deployed servicemember is considered to be in temporary duty status and can still meet VA's occupancy requirement—even if a spouse will NOT be available to occupy the home before the servicemember returns from deployment.

This is why simply saying, “You can't use VA because you won't be living there immediately” may be the WRONG answer.

Know the guidelines. Know the exceptions. Know how to structure the loan.

📖 Reference: VA Pamphlet 26-7, Chapter 3, Topic 5 — Occupancy

Who a Veteran works with matters.

🏠 VA LOAN OCCUPANCY — KNOW THE GUIDELINES!

09/16/2026

VA TIP du Jour!

Can a Veteran use their VA loan twice? YES.

Can they use it more than twice? YES! 🏡🏡🏡

We talk about this a lot because I believe this is one of the BEST ways for a Veteran to build long-term wealth through real estate.

A Veteran can potentially use their VA benefit again while keeping their current VA-financed home, as long as the new property will legitimately become their primary residence and they have sufficient remaining entitlement.

Simple example:

Veteran currently has approximately a $300,000 VA loan.

County loan limit for the new purchase: $832,750

For a simple illustration:

$832,750
– $300,000
= $532,750

That means they may have the ability to purchase approximately $532,750 with ZERO DOWN, subject to the actual entitlement charged on the COE and lender qualification. VA math is done on entitlement, so Its very important to have a Lender Check your COE to make sure the calculation lines up.

Now here is where it gets REALLY interesting…

What if that $300,000 home was their starter home?

Instead of automatically selling it when they move, it may be possible to turn it into their first investment property.

The existing home becomes a departing residence, and qualifying rental income may potentially be used to help offset that mortgage.

BUT — remember the VA occupancy requirement!

There should be a legitimate reason the Veteran is purchasing another home as their new primary residence.

Maybe they are:

🏡 Moving up because they need more space
🏡 Downsizing because they need less space
🚗 Moving closer to work
👨‍👩‍👧‍👦 Experiencing a family or household change
📍 Relocating to another area
🏠 Or have another legitimate reason their current home no longer meets their needs

What probably DOESN'T make sense?

“I want to buy the exact same house next door and call that my new primary residence.” 😎

VA loans are intended to finance a Veteran's primary residence, not simply provide a way to acquire investment properties.

But when life changes and the Veteran legitimately needs a different primary home, keeping the old home can create an incredible opportunity.

Think about it:

🏡 Buy your first home with VA financing.
➡️ Keep it when you're ready to move.
🏡 Use remaining VA entitlement to buy your NEXT primary residence.
💰 Your old home potentially becomes a long-term rental and wealth-building asset.

Compare that with selling your starter home and then trying to purchase a separate investment property later—with a larger down payment, different financing requirements, and potentially a higher interest rate.

Don't overlook the power of keeping the house you already own.
VA isn't just an incredible homeownership benefit. Used correctly, it can also be an incredible wealth-building tool.

VA IS GREAT!

Who a Veteran works with matters.

09/10/2026

VA TIP du Jour!

The 4% Seller Concession Limit is NOT the Maximum a Seller Can Pay!
This is one of the most misunderstood VA guidelines—and understanding it can make a HUGE difference when structuring an offer for a Veteran.

I constantly hear:

“VA only allows the seller to pay 4%.”

❌ That is NOT what the guideline says.

VA actually gives us two different buckets when structuring seller-paid items.

🪣 BUCKET #1 — The 4% Seller Concession Bucket

Per VA Pamphlet 26-7, Chapter 8, Topic 5(d), seller concessions exceeding 4% of the established reasonable value are considered excessive.

Examples of items that generally go into this 4% bucket include:

• Paying the Veteran’s VA Funding Fee
• Prepayment of property taxes and insurance
• Gifts such as appliances or TVs
• Certain amounts paid toward permanent or temporary interest-rate buydowns
• Paying off credit balances or judgments for the Veteran

But here's where it gets interesting...

🪣 BUCKET #2 — Normal Closing Costs & Discount Points

VA specifically tells us:

“Do not include normal discount points and payment of the buyer’s closing costs” when determining whether the seller has exceeded the 4% concession limit.

That means a seller could potentially pay the Veteran's normal allowable closing costs AND discount points—and those amounts are outside the 4% seller-concession calculation.

🔥 So 4% IS NOT the maximum seller contribution on a VA loan!

For example, depending on the transaction, you could structure seller-paid normal closing costs and discount points PLUS additional seller concessions up to the applicable 4% limit.

That can be an incredibly powerful tool when negotiating a VA purchase—especially when the Veteran wants to preserve cash, pay down debt, cover the funding fee, or structure a rate buydown.

The key is knowing which bucket each expense belongs in.

VA loans aren't restrictive—they're flexible when you understand the rules.

Who a Veteran works with matters.

📖 Reference: VA Pamphlet 26-7, Chapter 8, Topic 5(d) — The Four Percent Limit

09/04/2026

🇺🇸 VA TIP OF THE DAY — VA Loans Are Trendsetters 😎

I still can’t wrap my head around the idea that VA loans are somehow “inferior” or “more restrictive.”

Because if you actually study the guidelines, something interesting keeps happening…

Other loan programs keep changing THEIR guidelines to look more like VA.

Here’s the latest example 👇

📢 Fannie Mae just updated its Conventional departing-residence rental-income guidelines effective September 2, 2026.

A borrower converting their current primary residence into a rental can now document the expected rent using:

🏠 An appraisal with market rents
🏠 A Form 1007 Rent Schedule
🏠 **OR market analysis tools such as Zillow, Redfin, MLS, etc., using at least 3 comparable rentals.

And here's a really interesting part:

Fannie Mae specifically says a lease agreement is NOT permitted for a departing residence under this new guideline. ([Fannie Mae Selling Guide][1])

Why does this make me smile?

🇺🇸 Because VA has allowed common-sense treatment of departing residences for YEARS.

Under VA guidelines, when a Veteran is leaving their current home and converting it to a rental, prospective rent may be used to **offset the mortgage payment** if there is no indication the property will be difficult to rent.

And VA goes even further:

👉 If there isn't a lease yet, the lender may still use prospective rental income for the offset when the local rental market supports it.

The lender simply needs to understand the local rental market and provide justification on the VA Loan Analysis. And **VA does not require reserves just to use this departing-residence rental offset.** ([Benefits][2])

THAT is the part people miss.

VA lending was built around **common-sense, real-world underwriting.**

Veterans PCS.
Veterans relocate.
Veterans keep homes and turn them into rentals.
Veterans build real estate portfolios.

The guidelines recognize that.

So the next time someone tells you:

❌ “VA is too restrictive.”
❌ “Conventional gives us more flexibility.”
❌ “VA guidelines make everything harder.”

Maybe ask them when the last time was that they actually **read the VA guidelines.** 😎🇺🇸

VA loans aren't trying to catch up. In a lot of ways, everyone else is catching up to VA.*

VA loans are my passion…but y’all already know that. 🇺🇸🦅

Who a Veteran works with matters.

09/02/2026

VA TIP OF THE DAY — DEMYSTIFYING THE VA APPRAISAL 🇺🇸

Here’s another good one to know!

From everyone’s favorite read 😁 — VA Lenders Handbook 26-7, Chapter 12, Section 14:

📖 “Since the appraiser does not perform any operational checks of mechanical systems or appliances, the utilities are not required to be turned on when the appraiser visits the property.”

Why does this matter?

Because, friends...

🚨 THERE IS NO “VA INSPECTOR.”
🚨 THE VA APPRAISAL IS NOT A HOME INSPECTION.

The VA appraiser is primarily there to determine the value of the property and observe whether the property appears to meet VA Minimum Property Requirements (MPRs).

They are NOT there to perform a full home inspection.

The appraiser isn't testing every appliance.

They aren't performing operational checks of all the mechanical systems.

And according to VA guidance, the utilities don't even have to be turned on when the appraiser visits the property.

🏠 Now, can the appraiser identify an MPR issue?

Absolutely.

They may see an exposed wire, a safety concern, defective condition, or another item that needs to be addressed under VA Minimum Property Requirements.

But that is VERY different from performing a home inspection.

And in my experience, we rarely see an MPR issue that can't be worked through when you have a lender who actually understands the VA process and the options available.

👉 Please make sure our Veteran and real estate agent friends understand the difference between a VA appraisal and a home inspection.

A Veteran should still consider getting a professional home inspection to understand the condition of the property.

But please stop telling Veterans:

❌ “The VA inspector is going to inspect everything.”

❌ “The house won't pass VA inspection.”

❌ “VA inspections are too difficult.”

There is no VA home inspection.

There is a VA appraisal, and those are two VERY different things.

🇺🇸 Who a Veteran works with matters.

08/27/2026

Brian Phillips

VA TIP du Jour — CAN YOU RECAST A VA LOAN?

Did you know that VA loans do NOT allow a principal and interest recast?

First, what is a recast?

🏡 A mortgage recast is when you make a large principal payment and the lender recalculates your monthly principal and interest payment using the new lower balance and remaining loan term.

Your interest rate stays the same, but your monthly payment goes down.

🚨 Here’s the important VA difference:

❌ VA loans do not allow recasting
❌ FHA and USDA loans generally do not allow recasting
✅ Conventional loans may allow a recast, depending on the servicer and loan terms

WHY DOES THIS MATTER?
One of the most common situations we see is a Veteran who wants to BUY before they SELL.

Maybe they find the perfect new home but haven't sold their current home yet.

They may say:

"No problem. I'll buy the new house now, then when my old house sells, I'll put $100,000 toward my new VA loan and lower my payment."

They absolutely CAN pay down the principal...

But simply making that large principal payment will NOT recalculate their VA mortgage payment through a recast.

So what are some options?

💡 OPTION #1 — VA IRRRL AFTER THE SALE

The Veteran may be able to apply the proceeds from the sale toward the VA loan and later complete a VA IRRRL to establish a new loan balance and lower payment.

BUT — there are some important rules!

⏰ The Veteran must meet the VA's loan seasoning requirements, including the applicable 210-day waiting period and payment requirements.

📉 And for a typical fixed-rate-to-fixed-rate IRRRL, the new interest rate generally needs to be at least .50% lower than the existing rate.

So we cannot simply assume, "We'll refinance it later."

The market has to cooperate too!

💡 OPTION #2 — BRIDGE LOAN OR SECOND MORTGAGE/HELOC

Depending on the Veteran's situation, another strategy may be using a bridge loan, second mortgage, or HELOC against the current home.

This may allow the Veteran to access some of their existing equity BEFORE their home sells and use those funds toward the new purchase.

That can help keep the initial VA loan amount closer to their ultimate goal instead of taking a much larger VA loan and hoping to refinance it later.

Every situation is different, and these strategies have their own qualification, cost, and repayment considerations.

THE BIG LESSON: PLAN BEFORE YOU BUY.

Buying before selling can be a fantastic strategy for a Veteran — but the financing needs to be structured correctly from the beginning.

Don't assume you can simply recast a VA loan later.

Don't assume rates will be lower when you're ready for an IRRRL.

And don't wait until after closing to start talking about what happens when the old house sells.

Build the strategy BEFORE you build the loan.

Who a Veteran works with matters. Be an asset, not an ass..

08/24/2026

These were collected from my VMA community, there are WAY too many great VA benefits that Veterans, Realtors, and even lenders don't know about.

Here's some VA Loan facts you need to know:

You can have multiple VA loans at the same time. —-> Having an existing VA loan does NOT automatically mean you can't use your benefit again.

You can buy a MULTI-UNIT property with a VA loan! —-> A Veteran can purchase a 2–4 unit property, occupy one of the units as their primary residence, and may be able to **use rental income from the other units to help qualify. This can be an incredible way to use the VA benefit to start building long-term wealth.

VA loans consistently have one of the lowest denial rates among the major loan programs.**
Yet Veterans are still told that VA financing is "difficult."

VA has NO title-seasoning requirement.—->
A Veteran can potentially purchase a recently flipped property without a 90-day waiting period, an two appraisals are never needed. Don't FHA your VA loan!

VA has added the ability to RUSH an appraisal. —-> When timing becomes an issue, there is now a process that may allow the lender to work with the VA appraiser to expedite the appraisal—for an additional lender-paid fee.

Peeling/chipped paint on homes built after 1978 and many non-habitable outbuildings are no longer automatically VA appraisal repair items.
Know today's VA guidelines—not the rules people remember from years ago.

Pest/termite inspections are NOT required in many states. —-> Requirements can depend on the property's location and circumstances.

The VA itself does NOT establish a minimum credit score.—-> Lenders may establish their own credit requirements or overlays. 12 months of good credit is the key to using this guideline effectively for what the lenders call a Manual Underwrite.

VA does NOT have a simple hard maximum DTI. —-> (Debt load Ratio) Residual income, credit history, automated underwriting findings, compensating factors, and the overall strength of the Veteran's file matter.

Two unmarried Veterans can potentially buy a home together with zero down using VA financing. —-> VA joint loans can make this possible.

Receiving qualifying VA disability compensation? You may be EXEMPT from the VA Funding Fee —-> Don't guess—> GET a copy of your Certificate of Eligibility (COE)and verify your funding-fee status.

Surviving spouses may qualify for the VA Home Loan Benefit —> Again, the first step is getting the COE!

Your VA Home Loan Benefit does NOT expire —-> Veterans can potentially use their benefit multiple times throughout their lifetime.

Seller-paid closing costs are SEPARATE from VA's 4% seller-concession calculation —-> This is a BIG one! The VA's 4% rule does NOT mean a seller can only contribute 4% toward the transaction.

A condo can be VA approved without being FHA approved —> VA and FHA condo approvals are completely separate processes.

And if an appraisal has a value challenge, VA gives us TWO opportunities to advocate for the Veteran —-> First - Tidewater, and then, if necessary, a Reconsideration of Value which does not involve the appraiser.

The VA loan isn't the problem —-> Not knowing how to properly USE the VA loan is the problem.

Who you work with matters- Brian the Mortgage Guy - NMLS 228373

Kentuckiana VA Mortgage Mastermind Group

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