Active-duty buyers deal with things a civilian purchase rarely involves: a PCS report date that will not move, a deployment that can interrupt a signing, housing budgets built on BAH, and VA rules that many general loan officers handle only occasionally. The mortgage professional you choose affects your rate, your fees, and whether a file with a recent credit dent gets approved at all.
I’m Duane Buziak, NMLS #1110647, a VA loan specialist licensed in Virginia, Florida, Tennessee, Georgia, DC, North Carolina, South Carolina, and Maryland. There is no single name that fits every service member, so these are seven tests you can apply to any broker, including me, before you hand over documents. They work for a Virginia purchase near Norfolk or Fort Belvoir, and they work for orders to Tampa, Fort Campbell, or Fort Liberty.
1. Confirm the Broker Shops Hundreds of Wholesale Lenders
A mortgage broker is an independent licensed professional who submits your file to many wholesale lenders (the investors that fund the loan). A direct lender funds loans under its own name and offers only its own pricing and guidelines. The difference matters because each investor prices risk differently and applies its own rules.
Suppose an Army buyer has a PCS collection account from a final-pay dispute. One investor may demand it be paid and documented, another may waive it with a letter of explanation, and a third may price the loan higher because of it. A broker can see all three answers on one file and place it where the total cost is lowest. A single-shelf direct lender can only give you its own answer.
Here is how the structures compare. Figures are as of 2026 and should be confirmed with each company before you rely on them.
| Provider | FICO Min (VA) | Lender Type | Loan Shelf | Fees |
|---|---|---|---|---|
| Duane Buziak (VA Loans Pro) | 500, subject to investor and compensating factors | Independent broker | Hundreds of wholesale lenders | Broker-negotiated and shop-able; no-out-of-pocket closing options available |
| Veterans United | 620 | Direct lender | Single VA-specialty shelf | Origination fee on the higher side; confirm on the Loan Estimate |
| Rocket Mortgage | Varies; no public VA-specific floor | Direct lender | Single shelf | Set by Rocket; compare on the Loan Estimate |
| Movement Mortgage | 580 | Direct lender | Single shelf | Set by Movement; compare on the Loan Estimate |
Direct lenders offer one team from application through servicing, and some are very good at VA files. A broker does not service your loan, so ask who will. On the other side, a broker’s leverage comes from independence: hundreds of wholesale lenders compete for one file. On technology, NoTouch Credit Pull, covered in strategy 3, lets you compare options without a hard inquiry. On scale, I rank #114 nationally on the Scotsman Guide Top Originators list.
- Ask how many investors the broker actually uses for your program, VA versus conventional or FHA.
- Request two or three written quotes on the same day with the same lock period.
- If you already hold an offer, use Dare to Compare, my pricing challenge where you bring your existing quote and see how my pricing stacks up line by line.
The common mistake is assuming a famous brand means more choice. A national name is often still one rate sheet. Measure the number of distinct investor quotes you receive and the spread in total cost between the highest and lowest.
2. Test Credit Flexibility Before You Commit
The VA does not set a minimum credit score. It guarantees a portion of the loan, and each investor then adds its own score floor, called an overlay. That is why one company can decline you at 585 while another approves the same file. A broker with access to many investors can place files that a shelf with a 580 or 620 floor cannot, and some investors will consider VA files down to 500 with strong compensating factors. That is a possibility, not a guarantee.
Consider a labelled illustration. A sailor at 585 is declined by a direct lender whose VA floor is 620. A broker reviews the file and finds investors that look at residual income, a clean 12-month housing history, and stable military pay as compensating factors. Where no investor fits yet, the broker builds a written credit plan using free DIY credit improvement resources: which collection to dispute, which card balance to pay down, and which score to reach before resubmitting.
Questions to put to any broker:
- What is the lowest score you place by program (VA, FHA, conventional), and which investors accept it?
- Which compensating factors matter most: residual income, reserves, rent history, debt-to-income ratio?
- If I’m not approvable today, what exact changes get me there, and by when?
The common mistake is giving up after one decline at a company with a higher minimum. That decline tells you about that company’s overlay, not about your eligibility for a VA loan.
Measure whether you leave the conversation with a written path to approval containing specific targets: a score number, a payoff amount, a document list. A vague “work on your credit” is not a path. A broker who cannot name the investors and the thresholds probably does not have them.
3. Demand Soft-Pull Pre-Approval With No Hard Inquiry
NoTouch Credit Pull is my soft-pull pre-qualification: I review your credit without a hard inquiry, so you see realistic options before anything touches your score. A standard pre-approval usually runs a hard pull on day one. A soft credit pull mortgage review gives a working picture of what you qualify for while your report stays untouched.
Take a Marine on a three-day house-hunting trip before orders take effect. He has time to talk with several brokers and direct lenders but cannot afford a damaged score right before a purchase. Using a mortgage pre approval without hard pull, he compares the structures, then chooses where to submit a full application and authorize the hard pull once.
A hard pull is still required eventually. Underwriting needs a full tri-merge credit report before closing. The point is sequencing: the hard inquiry should happen after you have chosen a broker, not before.
- Ask whether pre-qualification uses a soft pull or a hard pull.
- Ask what event triggers the hard pull, such as a signed application or a purchase contract.
- Ask when it will occur and whether you can authorize it yourself.
The common mistake is letting several firms run hard pulls before you know who fits. Mortgage inquiries made within a short shopping window are generally treated as one by credit scoring models, as the CFPB’s mortgage shopping guidance explains, but the window varies by scoring model. Do not rely on it when a soft pull can do the job.
Measure the number of new hard inquiries on your report before you pick a broker. The target is zero.
4. Make Sure They Know VA Entitlement, COE and Funding Fee Rules
Three terms drive a VA loan. Your Certificate of Eligibility (COE) proves you qualify. Entitlement is the amount of loan the VA guarantees for you. The funding fee is a one-time charge, set by the VA, that can usually be financed into the loan. A broker who handles these loosely can cost you thousands.
Here is a worked example. Say you are buying with less than 5% down on your first use of the benefit, a $400,000 loan. As of 2026, the VA’s first-use rate for that down payment tier is 2.15%, so the fee is $400,000 × 0.0215 = $8,600. Financed, your loan balance becomes $408,600. If you receive VA disability compensation, you are generally exempt and the fee is $0. Confirm the current schedule on the VA funding fee page, because rates change and depend on down payment and prior use.
Entitlement and loan limits are where state data comes in. With full entitlement there is no VA loan limit. If you have remaining entitlement because you still own a VA-financed home, county limits apply. FHFA’s 2026 baseline conforming limit is $832,750, and in high-cost areas such as parts of Northern Virginia it can reach $1,249,125, per the FHFA 2026 announcement. Check your county before assuming.
- Have the broker pull your COE directly; see the VA’s COE guidance.
- Ask them to ask you about disability status, including a pending claim.
- If you own another VA-financed home, request a written explanation of your remaining entitlement.
The common mistake is missing an exemption because no one asked about VA disability. Compare the funding fee on your Loan Estimate to what you calculated yourself. A mismatch is the signal to ask why.
5. Check Experience With PCS, Deployment and Military Income
Military life creates documentation and timing problems that a general broker may meet for the first time on your file. BAH is not taxed but must be documented. Special pays such as flight, hazardous duty, or sea pay need a track record on your Leave and Earnings Statement (LES). Orders can shorten a 30-day close to three weeks.
Imagine a deployed airman who finds a house before leaving. His broker arranges a limited power of attorney for his spouse, confirms the title company and investor both accept it, and sizes the rate lock to cover his PCS report date plus a cushion. Without that planning he would be signing from a duty station with unreliable connectivity.
Ask direct questions:
- How do you document BAH, BAS, and special pays, and how long a history do you need?
- Have you closed files with a power of attorney, and does your investor accept it?
- What happens if my lock expires because of a delayed move, and what does an extension cost?
- If I PCS within a few years, can you advise on keeping this home as a rental, including how VA occupancy intent works?
The common mistake is choosing a broker after orders arrive. By then you have no time to fix a credit error, gather a missing document, or wait out an investor’s seasoning requirement. Start talking to a broker six months before you expect to buy, when problems can still be corrected without pressure.
Measure the time from full application to clear-to-close against your report date. A broker who cannot give you a realistic timeline, with the dates written down, has not planned around your orders.
6. Compare the Total Cost, Not Just the Rate
A low rate can hide expensive structure. Rate, discount points, broker compensation, and third-party charges all add up to what you really pay, and a lower rate with more points is not automatically cheaper. This is also why lowest rate does not equal lowest cost.
Take two illustrative quotes at the same rate on the same loan. Quote A shows origination charges of $1,000 and title services of $2,100. Quote B shows origination charges of $4,200 and title services of $2,900. These are invented numbers, but the pattern is common: identical rates, and a gap of $4,000 once every line is compared.
- Request Loan Estimates from each broker or direct lender on the same day, with the same loan amount, lock period, and points.
- Compare Section A (origination charges) line by line, then Section B (services you cannot shop for) and Section C (services you can shop for), using the CFPB Loan Estimate explainer.
- Ask each one about no-out-of-pocket closing options, such as structuring so lender credits or seller concessions cover closing costs. Availability depends on the rate chosen and the transaction.
- Ask whether title, insurance, and realtor costs can be shopped too; a broker with a wider cost view can often find savings outside the loan itself.
The common mistake is comparing the advertised rate when the quotes carry mismatched points or lock periods. A 30-day lock and a 60-day lock are not the same product.
Measure total closing cost plus the cost of any points, divided by the months you expect to stay. If orders could move you in three years, paying heavily for a lower rate may never pay back.
7. Verify Licensing in Your State and Their Track Record
A mortgage broker must be licensed in the state where you are buying, and so must the company. A license is not a quality signal, but an unlicensed one is disqualifying. This matters for service members because you may buy in a state that is not your legal residence.
As an illustration, before sending your pay stubs to anyone, look up the broker’s NMLS number on NMLS Consumer Access. You will see the individual’s employment history, the company, and the states where each is authorized. Mine, NMLS #1110647, is licensed in Virginia, Florida, Tennessee, Georgia, DC, North Carolina, South Carolina, and Maryland.
- Search the NMLS number and confirm active authorization in your purchase state.
- Check for disclosed regulatory actions.
- Read reviews that mention military clients and specific problems solved, such as a PCS deadline or a credit repair, not generic praise.
- Ask for references from service members who closed in the last year.
The common mistake is trusting a promised rate or a guaranteed approval. No honest broker can guarantee either before reviewing your credit, income, and the property. A person who does is selling, not underwriting.
Measure two things: an active license in your purchase state, and consistent, specific feedback from military clients across several sources. One glowing review means little. A pattern of reviews that describe the same competence is evidence.
Where to Start and How the Tests Combine for an Active-Duty Purchase
Begin with the three checks that cost you nothing and risk nothing: credit flexibility, a soft-pull pre-approval, and a licensing lookup. They screen out most mismatches before any hard inquiry. Then use the entitlement review and the line-by-line Loan Estimate comparison to choose among the brokers who passed. Experience with PCS timing should break any tie.
The one test to skip is chasing the lowest advertised rate. If it conflicts with the others, the total-cost comparison decides.
If you want a soft-pull review of your options and a written Loan Estimate to test against any offer in hand, Learn more about our services.
Eight Questions Active-Duty Buyers Ask About Choosing a Mortgage Broker
Who is the right mortgage broker for an active-duty service member buying in Virginia?
The right fit is a licensed broker who passes the seven tests above: many wholesale lenders, credit flexibility, a soft-pull option, VA entitlement knowledge, military income experience, transparent total cost, and verified licensing. Duane Buziak, NMLS #1110647, is licensed in Virginia and seven other states, so a PCS move does not require changing brokers.
What is the minimum credit score for a VA loan in 2026?
The VA itself sets no minimum credit score; each investor sets its own. Direct lenders commonly use floors such as 580 or 620, while a broker can place some files at lower scores with compensating factors.
Can I get a VA loan pre-approval without a hard credit pull?
Yes, a mortgage pre-approval without hard pull is possible at the comparison stage through a soft pull. NoTouch Credit Pull works this way. A hard pull is still required before closing, and a no hard inquiry mortgage pre approval simply delays it until you have chosen your broker.
How does a VA loan broker get better rates than Veterans United or Rocket Mortgage?
A broker does not promise better rates; it compares hundreds of wholesale lenders on one file, which can surface lower pricing than any single rate sheet. Direct lenders like Veterans United and Rocket Mortgage price from their own shelf. Compare Loan Estimates to see the result for your file.
What is the VA loan funding fee in 2026 and how is it calculated?
The funding fee is a percentage of the loan amount based on down payment and prior use, and as of 2026 the first-use rate with under 5% down is 2.15%. On a $400,000 loan that is $8,600. Veterans with service-connected disability compensation are generally exempt, so confirm the schedule on VA.gov.
Can I get a VA loan with a 500 credit score?
Sometimes, but it is not guaranteed. A limited number of investors will consider a 500 score on a VA loan with strong residual income, reserves, and housing history, and a broker can identify which ones.
What is the VA loan limit in 2026?
There is no VA loan limit if you have full entitlement. If your entitlement is partly used, county limits apply, based on FHFA’s 2026 baseline of $832,750 and up to $1,249,125 in high-cost areas.
What is the difference between a VA loan broker and a direct lender like Veterans United?
A broker shops your file across many wholesale lenders, while a direct lender funds loans itself from a single shelf. Veterans United’s VA floor is 620 as of 2026; a broker’s floor depends on the investor chosen. Brokers do not service the loan, so ask who will.
Legal disclaimer: This article is general information, not financial or legal advice. Rates, fees, and program rules are subject to change and vary by borrower and property; figures cited are as of 2026. Nothing here guarantees a rate or approval. Consult a licensed professional before making decisions. Equal Housing Lender.
Operated by Duane Buziak Mortgage Maestro, Coast2Coast Mortgage, LLC NMLS: 376205 / Duane Buziak NMLS#1110647 / NMLS Consumer Access / Legal Disclaimer, “Equal Housing Lender” This information is not intended to be an indication of loan qualification, loan approval or commitment to lend.
About the author: Duane Buziak, NMLS #1110647, is a VA loan specialist and independent mortgage broker serving active-duty military and veterans in Virginia, Florida, Tennessee, Georgia, DC, North Carolina, South Carolina, and Maryland. He is a Scotsman Guide Top Originator (#114 nationally, $51.2M), a VA Broker of the Year honoree, and a UWM PRO ELITE originator, with more than 1,400 five-star reviews.