VA Loans: The Ultimate Guide for Veterans & Military Families

If you're a veteran, active-duty service member, or surviving spouse — you may have access to one of the most powerful homebuying tools available: the VA loan.

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VA Loans: The Ultimate Guide for Veterans & Military Families

By Glenn Siaumau, US Navy Veteran and Loan Officer | S2 Mortgage | NMLS #2278633

If you're a veteran, active-duty service member, or surviving spouse — you may have access to one of the most powerful homebuying tools available: the VA loan.

With rising home prices, tight inventory, and increasing rents across Southern California, VA loans can be a game-changer. In this guide, we’ll break down everything you need to know about how VA loans work and how they can help you purchase a home without the usual financial roadblocks.

What Is a VA Loan?

A VA loan is a type of mortgage backed by the U.S. Department of Veterans Affairs. It was created in 1944 to help returning service members buy homes more affordably — and that mission continues today.

Here’s what makes VA loans stand out:

  • Zero down payment required
  • No private mortgage insurance (PMI)
  • Competitive interest rates
  • Flexible credit and income guidelines

You’ll work with a broker (like us at S2 Mortgage), but the VA guarantees a portion of the loan, making it less risky for lenders — and more accessible for you.

Why VA Loans Are Ideal for Southern California Homebuyers

In Southern California, home prices are high — often $700,000 and up in areas like Los Angeles, Orange County, and San Diego. A traditional 20% down payment could mean $140,000 or more upfront. With a VA loan, there’s no down payment required.

In many cases, owning with a VA loan can even cost less than renting — especially as rents continue to rise across Southern California.

Who Qualifies for a VA Loan?

You may be eligible if you are:

  • Active-duty military (90 or more days of continuous service)
  • A veteran who meets service requirements
  • A member of the National Guard or Reserves
  • A surviving spouse of a veteran (in some cases)

To start, you’ll need a Certificate of Eligibility (COE) — and we’re happy to help you obtain it.

Do You Need a Down Payment?

No. VA loans allow for 100% financing, which means:

  • No down payment is required
  • No monthly mortgage insurance (unlike FHA or conventional loans)

This makes a significant difference when buying in expensive areas like Orange County or Los Angeles.

What About Credit and Income?

VA loans are more flexible than most loan programs:

  • Many lenders (including S2 Mortgage) accept credit scores as low as 580
  • Income requirements focus on residual income, not just your debt-to-income ratio — ensuring you have enough left over after bills for daily living expenses

Can You Use a VA Loan More Than Once?

Yes — and you can even have more than one VA loan at a time under certain conditions. This is especially beneficial for:

  • Military families relocating within Southern California
  • Veterans who want to keep their existing home as a rental while buying again

How to Get Started with a VA Loan

At S2 Mortgage, we make the process smooth and stress-free:

  1. Get your Certificate of Eligibility (COE) — we’ll help
  2. Get pre-approved
  3. Start house hunting with confidence
  4. Make a strong VA offer
  5. Close on your home and move in

Local Tip: Know Your County Loan Limits

While VA loans technically no longer have hard loan limits, lenders still follow local conforming loan caps when partial entitlement applies.

Here are the 2025 loan limits by county:

  • Los Angeles / Orange County: $1,149,825
  • San Diego: $1,006,250
  • Riverside / San Bernardino: $766,550

We can help you structure offers that stay competitive — even in bidding wars.

Real Story: From Renting to Owning

We recently helped a Navy veteran in San Diego purchase a home with zero down — and their new monthly payment came in $400 less than what they were paying in rent. They had no idea they qualified until we walked them through it. That’s the power of knowing your options.

Ready to Tap Into Your VA Loan Benefits?

Let’s make homeownership happen.
Call or text Glenn Siaumau at 562-999-6347
Or visit www.s2mortgage.com

As a US Navy Veteran partnered with Nicole Thompson-Stockmoe, a US Marine Surviving Spouse, we take pride in being VA loan specialists serving all of California — from the coast to the desert and everywhere in between.

Know someone who could benefit from a VA loan? Share this blog and send them my way — even a quick two-way text introduction goes a long way.

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