VA Loans

Home Loans Inc is a veteran-owned mortgage brokerage that specializes in VA loans. We shop dozens of lenders to find the right VA loan for you. Zero junk fees and zero down payment required.

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VA loans
Myths vs Reality

VA Loan Myths: Busted

❌ “VA loans are too complicated and take forever to close.”
✓ Our VA loans routinely close faster than conventional, always less than 30 days. A broker who knows VA guidelines eliminates the delays that banks create with unnecessary overlays.
❌ “Sellers don’t want VA offers.”
✓ Sellers care about certainty of closing, not loan type. A strong pre-approval from a lender who actually does VA loans makes your offer competitive. The appraisal protects you from overpaying.
❌ “You can only use the VA loan once.”
✓ Your VA benefit is reusable. You can buy, sell, and buy again. You can even hold two VA loans at the same time if you have enough entitlement. PCS families build rental portfolios this way.
❌ “You need perfect credit for a VA loan.”
✓ The VA itself sets no minimum credit score. Individual lenders set their own, and they vary widely. As a broker, we find the lender whose guidelines fit your actual credit profile, not the one with the tightest overlay.
❌ “The VA funding fee makes it too expensive.”
✓ Veterans with any service-connected disability rating are exempt. So are Purple Heart recipients and surviving spouses. If you do owe it, you can finance it into the loan. Zero out of pocket at closing.
Benefits

Why the VA loan stands apart

$0 down payment

The VA loan is one of the only remaining programs that lets you finance 100% of the home’s value. No down payment means you keep your cash reserves for moving costs, renovations, or emergencies.

No PMI, ever

Conventional loans under 20% down require private mortgage insurance. VA loans never do, regardless of your down payment. That saves hundreds per month compared to an equivalent FHA or conventional loan.

Competitive terms

Because the VA guarantees part of the loan, lenders take on less risk. That typically translates into more competitive terms than conventional financing, even for borrowers with less-than-perfect credit.

Flexible credit standards

VA loans have more forgiving qualification criteria than conventional programs. Borrowers with credit challenges, higher debt-to-income ratios, or past financial events (bankruptcy, foreclosure) may still qualify.

Reusable benefit

VA loan eligibility isn’t a one-time deal. You can use your benefit multiple times throughout your life: buying, selling, refinancing, or even holding multiple VA loans simultaneously with enough entitlement.

VA funding fee can be financed

The VA charges a one-time funding fee (which some veterans are exempt from). If you do owe it, you can roll it into the loan amount, keeping your out-of-pocket costs at closing near zero.

Programs

VA loan programs through Home Loans Inc

Every VA program below is available through our brokerage. We’ll help you determine which one fits your situation.

VA One-Time Close

Build a home with your VA benefit in a single closing.

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VA Purchase: North Charleston

Buy a home near Joint Base Charleston with $0 down. Our backyard. We know the local market and the lenders who close here fastest.

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VA IRRRL (Streamline Refinance)

Already have a VA loan? The Interest Rate Reduction Refinance Loan lets you refinance with minimal paperwork, no appraisal, and no out-of-pocket costs in most cases.

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VA Purchase: Charleston

Buy in the Charleston metro with the VA loan benefit. We work with VA-approved lenders across the area.

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VA Purchase: Summerville

The largest off-base community near JBC. Popular with military families for affordability and school quality.

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VA Purchase: Goose Creek

Home to Naval Weapons Station Charleston and the Nuclear Power Training Command. Minutes from base, strong VA loan activity.

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VA Purchase: Mount Pleasant

A top choice for veteran families and retirees east of the Cooper. Strong schools, beach access, and growing military-adjacent community.

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Hanahan → Refinance overview → Conventional loans → FHA loans →
Lowcountry home exterior
VA loans

Serving those who served.

What Most Sites Won’t Tell You

The fine print on VA loans

The funding fee isn’t always required

Veterans receiving VA disability compensation (even 10%) are exempt from the VA funding fee. So are Purple Heart recipients and surviving spouses. If you’re exempt, that’s thousands saved at closing.

You can have two VA loans at once

If you have remaining entitlement (or restore entitlement by selling a prior VA-financed home), you can hold multiple VA loans simultaneously. This is common for PCS moves where you keep the old property as a rental.

VA appraisals protect you

A VA appraisal includes minimum property requirements (MPRs), essentially a health-and-safety check on the home. While sellers sometimes view MPRs as an obstacle, they protect you from buying a home with costly hidden problems.

Assumable loan advantage

VA loans are assumable: a qualified buyer can take over your existing loan terms. In a market where terms have risen since you closed, a below-market assumable VA loan makes your home more attractive to buyers.

Talk to a VA loan specialist

Home Loans Inc: Jason Sharon, Mortgage Broker

2557 Ashley Phosphate Rd, North Charleston, SC 29418

(843) 569-7283 · Text us · jason@homeloansinc.com

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Common Questions

VA loan FAQ

Active-duty service members, veterans who meet minimum service requirements, National Guard and Reserve members with qualifying service, and eligible surviving spouses. Your Certificate of Eligibility (COE) confirms your entitlement. We can pull it for you during the application process.
Correct. The VA loan allows 100% financing with no down payment. You can choose to put money down (which reduces the funding fee), but it is not required. This is one of the key advantages over conventional and FHA loans.
The VA funding fee is a one-time charge that helps fund the VA loan program. The amount depends on your service category, down payment, and whether it’s your first VA loan. Veterans with service-connected disabilities and certain other groups are exempt. The fee can be financed into the loan so you pay nothing out of pocket at closing.
VA loans require occupancy: the property must be your primary residence. However, if you PCS or move for work, you can keep a VA-financed home as a rental and use remaining entitlement for another VA purchase. Many military families build rental portfolios this way.
Not all lenders handle VA loans the same way. Some have VA-specific overlays (stricter rules than the VA itself requires). As a broker, Jason shops across multiple VA-approved lenders to find one whose guidelines fit your scenario, no overlays that knock you out unnecessarily.
The VA itself has no minimum credit score requirement. Individual lenders set their own minimums, which typically range from 580 to 640. Because we work with multiple lenders, we can match you with one whose credit requirements fit your profile, including options for borrowers below 620.