VA Loan Guides
VA loans have niche corners that most general guides skip. The guides below answer the specific questions veterans actually ask Douglas — the edge cases, the exceptions, and the rules that only matter when they matter to you.
The guides
VA Loans Above the County Limit
Partial entitlement and the 25%-of-the-gap down payment, with a worked example.
COE Problems & Appeals
DD214 issues, character-of-service questions, and surviving-spouse cases — and how Douglas requests your COE.
VA Seller Concessions: The 4% Rule
What counts toward the 4% concession cap — and what does not.
VA IRRRL: The Streamline Refinance
VA-to-VA only, no cash-out, and the 0.50% funding fee — what the streamline really requires.
VA Manual Underwriting
When the automated system says no, a human underwriter looks at residual income first — and compensating factors matter.
VA Loans for Manufactured Homes
Foundation requirements and titled-as-real-estate rules — the two gates a manufactured home must clear.
Start with the core tools
New to VA loans altogether? These four pages cover the foundations — the loan itself, the funding fee, the county limits, and the Certificate of Eligibility.
VA Funding Fee Calculator
Work out your funding fee by service type, down payment, and first or subsequent use.
VA Loan Limits
The county limits that frame how much you can borrow — and where partial entitlement kicks in.
VA Certificate of Eligibility
What the COE proves, how to get one, and what to do when it comes back wrong.
Each guide cites its primary source — usually VA.gov — beside the rule it explains. Rules change; Douglas confirms the current rule on your file before you rely on it.
Frequently asked questions
What is a VA loan, in one paragraph?
A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs for eligible service members, veterans, and some surviving spouses. It typically requires no down payment and no private mortgage insurance, and the VA's guaranty is what makes those terms possible.
Do I need a perfect credit score for a VA loan?
The VA itself does not set a minimum credit score, but lenders do apply their own requirements. A lower score does not automatically disqualify you — and it is one of the situations where manual underwriting can matter. See the manual underwriting guide above.
What is the VA funding fee?
A one-time fee that helps fund the VA loan program, varying by service type, down payment, and whether it is your first or a subsequent use. It can usually be rolled into the loan. Use the funding fee calculator linked above for your scenario.
Can I have more than one VA loan at a time?
Yes, in some situations — for example, if you still have entitlement remaining, or after a PCS move. Partial entitlement rules govern how much you can borrow without a down payment in those cases. See the high-balance guide above.
What is a Certificate of Eligibility?
The COE is the VA's proof that you meet the service requirements for a VA loan. Your lender can usually request it for you in minutes — but errors happen, and the COE problems guide covers the fixes.
Where do I start if I am not sure which guide fits me?
Start with the core tools above — the VA home loans overview, the funding fee calculator, and the loan limits page — then bring your situation to Douglas. The review link below puts your actual numbers in front of him.
You work directly with Douglas — no call center, no hand-offs.
“Douglas did an excellent job from start to finish! I was buying my first home and didn't know the process, but Douglas made it easy and explained everything. He's quick to answer any questions and kept me up to date every step of the way. I would highly recommend Douglas to anyone looking to buy a home!”
— Jason Haglund, July 31, 2026
Have Douglas Review My Numbers
Found the guide that fits your situation — or still not sure which one does? Douglas will review your actual numbers and point you to the right next step.
Have Douglas Review My Numbers
or call (904) 517-4049
Equal Housing Opportunity. Mortgage services are provided by Douglas Wilkerson, Branch Manager and Mortgage Broker with Edge Home Finance Corporation. Loan programs, rates, eligibility, underwriting guidelines and availability are subject to change. All applications are subject to credit review, verification, property eligibility, applicable underwriting requirements and final approval. This website does not constitute a commitment to lend or a guarantee of financing.