For Veterans & Military Families
The VA loan is one of the most powerful mortgage benefits ever created — and it's yours for life. As a licensed MLO, Earnest guides OKC's military community through the VA process from Certificate of Eligibility to closing day.
The Benefit You Earned
A VA loan is a mortgage guaranteed by the U.S. Department of Veterans Affairs. Because the VA backs the loan, lenders can offer terms that simply aren't available anywhere else — including zero down payment and no private mortgage insurance, on top of rates that are often the lowest of any loan program.
VA loans are available to eligible veterans, active-duty service members, members of the National Guard and Reserves (with qualifying service), and surviving spouses of veterans who died in the line of duty or from a service-connected disability.
And here's what most people don't know: your VA entitlement never expires. If you used it before and paid off that loan, your full entitlement is likely restored and ready to use again.
OKC Angle: Tinker Air Force Base is one of Oklahoma's largest employers. If you or your family serve at Tinker — or anywhere in the region — Earnest specializes in helping OKC's military community leverage this benefit to buy homes in Midwest City, Del City, Choctaw, and across the metro.
What You Need to Qualify
Meeting basic service requirements is the first step. From there, lenders look at credit, income, and the property itself. Here's the full picture.
Your COE proves to the lender that you qualify for the VA loan benefit. Earnest can pull this for you directly through the VA portal — you usually don't need to wait for it before starting.
The VA sets no official minimum, but most lenders — including Earnest's lending partners — look for 620+. Strong scores (700+) unlock the best rates. Lower scores may still qualify with compensating factors.
Two years of steady employment history is standard. VA lenders also calculate residual income — money left over after all bills — in addition to the standard DTI ratio. This often works in veterans' favor.
VA guideline is typically 41% DTI as a soft cap, though exceptions exist — especially when residual income is strong. Earnest helps structure the file to highlight compensating factors.
VA loans are for homes you'll live in — not rentals or investment properties. However, you can buy a multi-unit property (up to 4 units) and live in one while renting the others.
A VA-certified appraiser must confirm value and that the property meets VA Minimum Property Requirements — safe, sound, and sanitary. This protects you as much as the lender.
The One Cost to Know
The VA Funding Fee is a one-time charge that keeps the VA loan program funded for future generations of veterans. Here's how it works — and how to potentially eliminate it entirely.
| Loan Type | Down Payment | First Use | Subsequent Use |
|---|---|---|---|
| Purchase / Construction | Less than 5% | 2.15% | 3.30% |
| Purchase / Construction | 5% – 9.99% | 1.50% | 1.50% |
| Purchase / Construction | 10% or more | 1.25% | 1.25% |
| Service-Connected Disability (10%+) | WAIVED — $0 Funding Fee | ||
| IRRRL (Streamline Refi) | N/A | 0.50% | |
| Cash-Out Refinance | N/A | 2.15% | 3.30% |
💡 The funding fee can be rolled into the loan — no out-of-pocket cost required. And if you have a service-connected disability rated at 10% or higher, the fee is completely waived. Earnest will verify your exempt status before closing so you never overpay.
Full Transparency
Earnest's Honest Take
After years in this business, I'll say it plainly: the VA loan is the best mortgage program available for those who qualify. No down payment. No PMI. Lower rates. For most eligible veterans and active-duty members, it's the right move.
The only time I'd suggest looking at other options is if you have a significant disability exemption waiving the funding fee and you're putting 20% down on a conventional — at which point both programs become very competitive. Even then, I'll run the numbers both ways and show you exactly which saves more over time.
If you served this country, this is one of the clearest ways your service pays you back financially. Let's not leave it on the table.
— Earnest Noblett, Licensed MLO & Broker
From Service to Keys
Earnest pulls your Certificate of Eligibility through the VA portal — often in minutes. No waiting on paperwork before you get started.
We review your credit, income, and residual income picture to give you a strong, credible pre-approval letter — including the magic "no down payment" line sellers will see.
As your agent, Earnest helps you find homes that meet VA's Minimum Property Requirements — no surprises at appraisal. Near Tinker AFB or anywhere in the OKC metro.
A VA-certified appraiser visits the property. Earnest manages the underwriting file on the loan side so nothing stalls between your agent and your lender.
$0 down, clear title, and a home you can be proud of. Earnest is with you from first call to closing table — one person, one relationship, start to finish.
Common Questions
The down payment is $0, yes. Closing costs (title, appraisal, escrow, etc.) still apply — typically 2–3% of the loan amount. However, VA rules allow sellers to pay up to 4% in concessions, and Earnest negotiates this into the contract whenever possible. Many of our veteran buyers reach the closing table with little to nothing out of pocket.
Yes. Once you pay off a VA loan, your full entitlement is typically restored — and you can use it again. You can also have two VA loans simultaneously in some cases (called "bonus entitlement"). Earnest will check your entitlement status before we start and explain exactly what you have available.
The VA loan program was designed to be flexible. While most lenders look for 620+, the VA's residual income formula often compensates for lower scores. If your credit needs work, Earnest will give you an honest timeline and specific steps — not a runaround. Many veterans are surprised how close to qualifying they already are.
Yes — and frankly, VA buyers have the same acceptance rate as conventional buyers in most OKC neighborhoods. The outdated stigma that "VA loans fall through" is just that — outdated. With Earnest's experience handling VA transactions, we present a clean, strong offer with the documentation sellers need to feel confident.
The IRRRL (also called the VA Streamline Refi) lets eligible veterans refinance an existing VA loan to a lower rate with minimal paperwork — no new appraisal or income verification required in most cases. The funding fee is just 0.50%. If rates have dropped since you bought, it's one of the simplest refis available. Call Earnest to see if the numbers make sense for your situation.
Work With Earnest
Tell us a little about your service and your homebuying goals. Earnest will review your eligibility and reach out within one business day — no pressure, no commitment.
Not Sure VA Is Right for You?
Every buyer's situation is different. Earnest runs the numbers on every program so you can compare and choose with confidence.
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