Your Ventura County real estate agent for VA buyers

Yes. I’m Edgar Limon, a real estate agent with Century 21 Masters (CA DRE #02225743) and a licensed loan officer (NMLS #2256286), born and raised in Oxnard. Because I’m dual licensed, I can spot issues ahead of time for VA buyers. I also help buyers relocating from other parts of the country or from overseas with the transition, and give advice on locations based on what they want.

VA’s lender handbook doesn’t set an expiration date for a pre-approval letter. It limits document age instead: for most VA loans, the credit report and the income and asset verifications can be no more than 120 days old when the note is signed (180 days for new construction). Your lender’s letter shows its own expiration date.

Per VA.gov, it depends on your entitlement and on whether the sales price is higher than the appraised value, and a lender can set its own requirements. A personal quote shows what applies to you. Every loan is subject to credit approval.

VA doesn’t set a minimum credit score. Each lender sets its own and also reviews your income and debts.

Veterans receiving VA compensation for a service-connected disability, people eligible for it who receive retirement or active-duty pay instead, surviving spouses receiving DIC, service members with a proposed or memorandum rating before closing, and active-duty Purple Heart recipients. Your Certificate of Eligibility (COE) shows your status.

Yes, when it is verified. VA’s lender handbook lets lenders include BAH in effective income, and the amount changes from one duty station to another. For 2026, an E-5 with dependents at NBVC receives $3,537 in BAH, per DoD.

The value, and VA’s minimum property requirements: a home that is safe, structurally sound and sanitary, with a roof that keeps moisture out, working heat and utilities, year-round access and no peeling paint in homes built before 1978. In California VA also requires termite information. The appraisal is not an inspection, so I recommend a home inspection on every purchase.

Yes, when the condo project is approved by VA, and projects approved by HUD or USDA are generally accepted too. Check VA’s condo report before you write an offer, or send me the complex name. Homes in a planned unit development don’t need project approval.

Yes. Get pre-approved with your orders and LES, and plan to move in within 60 days of closing, as a rule. If you are on active duty and can’t move in yet, a spouse or dependent child living in the home can satisfy occupancy.

Yes. The benefit doesn’t expire. After you sell and pay off the loan, your lender can apply to restore your entitlement, and you may have two VA loans at once if your remaining entitlement covers the new one. A VA loan can also buy a home with up to four units when you live in one of them.

It can be possible after a waiting period. VA’s guideline lets a lender disregard a Chapter 7 discharge or a foreclosure more than 2 years before closing, consider 1 to 2 years with re-established credit and a cause beyond your control, and consider a Chapter 13 after 12 months of plan payments with the court’s or trustee’s approval. Many lenders set stricter rules.

Generally, yes. VA requires that you intend to live in the home as your home when you close and that you move in within a reasonable time. If orders later move you, renting it out is generally allowed, and a VA streamline refinance (IRRRL) only needs your past occupancy. Talk with a tax professional about capital gains.

Yes, if the buyer is creditworthy and the servicer approves. An approved assumption releases you from liability, but your entitlement stays tied to the loan unless the buyer is an eligible veteran who substitutes their own.