VA Loan

About this program

How it works — step by step

1. 1

   Confirm your VA entitlement

   Request your Certificate of Eligibility (COE) through the VA eBenefits portal or let your Sunrise officer pull it directly. COE confirms your VA loan entitlement and remaining benefit (full entitlement = no down payment required in most cases).

2. 2

   Take the 60-second check-in

   Five questions about your service history, income structure, and what you're buying. For veteran business owners, the matcher checks whether VA qualifying income from tax returns is sufficient, or whether a Non-QM program better fits your income documentation.

3. 3

   Gather income documentation

   W-2 veterans need 2 years of W-2s and recent pay stubs. Self-employed veterans need 2 years of personal and business tax returns plus a year-to-date P&L. VA income calculation rules for self-employed mirror conventional.

4. 4

   Licensed MLO reviews VA eligibility and income

   A Sunrise officer confirms your COE, reviews VA residual income requirements (a VA-specific cash-flow test), and confirms the program fit. VA residual income is calculated by state and household size.

5. 5

   VA appraisal and underwriting

   VA loans require a VA appraisal by an approved VA appraiser — which includes a VA Minimum Property Requirements (MPR) check. Timeline and process are similar to FHA but with VA-specific overlays.

What it usually looks like

• VA Certificate of Eligibility (COE) — veteran, active-duty, National Guard, Reserve, or surviving spouse
• Primary residence only (VA does not finance investment properties)
• No minimum credit score in VA guidelines (most lenders require 580–620 as an overlay)
• No down payment required with full VA entitlement
• No PMI — VA charges a one-time VA Funding Fee (waived for service-connected disability)
• VA Minimum Property Requirements (MPR) — property must meet VA safety and condition standards
• Residual income requirement: VA checks net income after all obligations by household size and region
• Self-employed veterans: 2 years of business and personal tax returns (same as conventional)

How it compares

Program terms, LTV limits, and documentation requirements vary by lender. As of June 2026. Not a commitment to lend.

Real scenarios

Who this fits

• Mortgage for an Established SMB Owner

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• Mortgage for a Home Services Business Owner

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• Mortgage for a Business Owner Building a Rental Portfolio

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Common questions

Who qualifies for a VA loan?

Veterans who served the minimum active-duty period, current active-duty service members, qualified National Guard and Reserve members, and surviving spouses of veterans who died in service or from a service-connected disability. Eligibility is confirmed by a Certificate of Eligibility (COE).

Do I need a down payment for a VA loan?

No — with full VA entitlement, there is no down payment requirement and no loan amount cap. If you have partial entitlement (prior VA loans not fully paid off), a down payment may be required on amounts above your remaining entitlement.

What is the VA Funding Fee?

A one-time fee paid to the VA that funds the loan program. For first-time VA borrowers with no down payment, the fee is typically 2.15% of the loan amount. It can be financed into the loan. Veterans with a service-connected disability rating have the fee waived.

Can a self-employed veteran use a VA loan?

Yes. VA income rules for self-employed borrowers mirror conventional — two years of personal and business tax returns with standard add-backs. For veteran business owners whose tax returns understate real income, a Non-QM bank statement program may qualify on higher income while the VA benefit is preserved for a future purchase.

What is the VA residual income requirement?

VA requires that after all monthly obligations (including the proposed mortgage), the borrower has a minimum amount of net income remaining — called residual income. The amount varies by loan size, region, and household size. This is separate from the DTI requirement.

Can I use a VA loan more than once?

Yes. VA entitlement can be restored after a prior VA loan is paid off or assumed by another eligible veteran. Borrowers with full remaining entitlement can use the benefit multiple times throughout their lifetime.

Does VA allow investment properties?

No. VA loans are for primary residences only. If you're a veteran purchasing investment property, DSCR loans qualify the property on its own rental income regardless of your personal income documentation.

What is the minimum credit score for a VA loan?

VA itself has no minimum credit score. Most lenders apply overlays requiring 580–620. The check-in asks for your score band so the matcher shows you programs your profile qualifies for, including any VA-specific overlays.