PROCESS
Before anything else, confirm you qualify for a VA loan. Eligibility is based on service length, character of discharge, and branch of service.
- Active duty: 90 continuous days
- Veterans: 181 days peacetime / 90 days wartime
- National Guard / Reserve: 6 years or 90 days active
- Surviving spouses may also qualify
- Request your COE via VA.gov or through your lender
Pre-approval is your ammunition before hitting the market. A VA-experienced lender will review your income, credit, and entitlement.
- Use a VA-specialized lender โ experience matters
- No VA minimum credit score, but most lenders want 580โ620+
- Debt-to-income ratio typically capped at 41%
- Gather: LES / pay stubs, DD-214, W2s, tax returns, COE
- Pre-approval letter valid ~60โ90 days
Work with a VA-savvy agent who understands your timeline, BAH, and the military-specific market near JBSA and Lackland.
- Home must be your primary residence
- VA covers single-family, condos, and multi-unit up to 4 units
- Factor in BAH rates for your housing budget
- Consider PCS timeline and future rental conversion potential
- Use a REALTORยฎ who knows VA appraisal requirements
Your agent submits an offer on your behalf. We negotiate price, seller concessions, and timelines that work with your service obligations.
- Sellers can pay up to 4% in concessions
- VA Escape Clause protects you if appraisal comes in low
- Earnest money is negotiable โ often $500โ$2,000
- Request seller cover VA non-allowable fees
Once you're under contract, your lender monitors your financial profile until closing. Any of the following can delay โ or kill โ your loan approval. This is not the time to make financial moves.
- Open any new lines of credit โ credit cards, store cards, or any new accounts
- Apply for or take out any new loans โ auto, personal, or otherwise
- Make large deposits or cash transfers without documentation โ lenders must source all funds
- Make large purchases on existing credit โ furniture, appliances, vehicles
- Co-sign on anyone else's loan or credit application
- Change jobs or switch to self-employment without notifying your lender
- Miss any existing bill, loan, or credit card payment โ even one late payment can trigger a re-pull
- Let anyone run a hard inquiry on your credit for any reason
- Move money between accounts without a paper trail your lender can verify
- Make any financial decision without first calling Scott or your lender
The VA assigns an independent appraiser to confirm value and Minimum Property Requirements (MPRs). Always get a separate home inspection.
- Appraisal ensures you're not overpaying
- MPRs cover safety, soundness, and sanitation
- VA Appraisal: Required by the lender โ confirms the home's market value and meets VA Minimum Property Requirements (MPRs). This is NOT a home inspection
- Third-Party Home Inspection: Separate from the appraisal and optional โ but highly recommended. A licensed inspector examines the roof, foundation, HVAC, plumbing, electrical, and more. The VA appraiser will not catch all of this. Scott strongly recommends never skipping it
- Tidewater Process: lender can submit comps if value is challenged
- If appraisal is low, negotiate with seller or invoke Escape Clause
Final stretch. Lender reviews all docs, VA approves the loan, you sign at closing. Keys in hand โ mission complete.
- VA Funding Fee due at closing (can be financed in)
- No down payment required in most cases
- Closing costs: typically 2โ5%, some covered by seller
- Review Closing Disclosure 3 days before closing
- Bring valid ID and any required funds to closing
- Closing typically takes place at the title company
- Not signing locally? Request a mobile notary โ they come to you
- Some transactions qualify for a remote online notary (RON) โ ask your lender and title company if available in your state
- Contact Scott 90โ120 days before your report date
- Pull your credit report โ fix errors before applying
- Request your Certificate of Eligibility (COE)
- Look up your BAH rate for the gaining installation
- Research neighborhoods within 20 min of base
- Get VA pre-approval before house hunting
- Factor in VA appraisal timeline (10โ14 days typical)
- Never waive inspection โ even on a VA loan
- Confirm closing date aligns with your report date
- If renting first, get a month-to-month lease only
CALCULATOR
Your Basic Allowance for Housing is non-taxable and can be applied directly toward your mortgage. Many JBSA / Lackland service members cover their full payment โ or more โ with BAH alone. Look up your rate at defensetravel.dod.mil before calculating.
ADVANTAGES
GLOSSARY
30+ veterans, investors, and military families. Every month. No fluff โ just real connections, real deals, real resources.
Walk in, make connections, and start building relationships with fellow veterans, investors, entrepreneurs, and military families in the San Antonio community.
- Open networking โ no agenda, no pressure
- Meet veteran business owners and investors
- Connect with active duty, reserves, and retirees
Each month features a speaker, market update, or expert panel covering real estate, investing, VA benefits, and entrepreneurship โ all with a military lens.
- Real estate market updates from Scott Alexander
- Featured speakers: lenders, investors, VSOs, entrepreneurs
- Live Q&A โ bring your questions, get real answers
Trusted partners who specialize in serving the military community. No random vendors โ only vetted professionals Scott personally endorses.
Close out with open floor time โ swap cards, follow up on conversations, and build relationships that move your mission forward.
- Business card exchange & final networking
- Connect with Scott directly for real estate questions
- Join the mailing list for next month's event details
Monthly networking events for veterans, active duty, and military families in San Antonio. Free to attend. Call Scott directly or fill out the form below to be added to the event reminder list.
The military trains you to execute under pressure, lead without ego, and never leave your people behind. From Service to Success is the bridge between that identity and your next mission โ building wealth, building community, and building a legacy that outlasts your service.
Scott Alexander went from C-130J engine mechanic and FTAC instructor to Top 1% Texas REALTORยฎ โ not by leaving the military mindset behind, but by deploying it in a new AO. This platform exists to show every veteran and active duty service member that the skills you built in uniform are the exact skills that build generational wealth.
Scott Alexander ยท SA SOLD Realty Group ยท Real Broker
JBSA / Lackland AFB ยท San Antonio & Abilene, TX
ARE SAYING
"Great referral experience with Scott. He maintained constant communication and provided regular updates throughout the process. He consistently went above and beyond to ensure everything was handled properly and made right for the clients. Highly recommend working with him!"
"Mr. Alexander was fantastic to work with! We needed a home to drive up to while relocating from Florida โ that was my biggest fear โ not having a home while making the drive to Texas. Mr. Alexander stayed in communication with us from start to finish and was very patient with us. Within 24 hrs we qualified for a home. Definitely would recommend Mr. Alexander to anyone looking for a home! Thanks Again!"
"One of the best real estate agents out there. Knows more about VA loans than any other agent I have spoke to. He was also prior military. HIGHLY RECOMMEND. He responds to you right away and doesn't leave you hanging."
"Can't express how helpful and supportive Scott was throughout the process, would recommend him to anyone who is looking for a new home."
"There are lots of realtors, but Scott really stands out because he's genuinely invested in his clients. He dedicates himself to finding the perfect home for you, treating it with the same care and attention as if it were his own. His friendly, respectful demeanor and deep understanding of what clients need make him incredibly easy to talk to. We're happy to work with him!"
"Scott was seriously great to work with. He made the whole process feel so much easier than I expected, and somehow even took the stress out of it. He was always quick to reply, answered all our questions without ever making us feel annoying, and never once pressured us. He really listened to what our family needed and made sure we felt comfortable the entire time. What I appreciated most is how genuine he is โ you can tell he actually cares about people, not just about getting a deal done. If you're looking for someone you can trust who will truly have your back, Scott is the one. We're so thankful we had him."
"Military fam don't hesitate to hit up Scott if you're in Texas!! He even traveled to Dallas to help me get my house, so don't hesitate to hit him up if you get stationed anywhere in Texas. He'll try his best to make it there. He'll also help ya find the best deals in your area as well. I'm even thinking of trying to get his help for house #2 later this year! Congrats on your future home!"
"I just want to give a big thanks to Scott for being an outstanding realtor and a fellow veteran who truly gets the VA home loan process. He made my home-buying experience smooth and stress-free with his professionalism and deep knowledge."
"Can't say enough on how much of a pleasure it is working with Scott as my realtor. I not only used him once, but five separate times! Every time he's delivered. Communication is on point and his dedication to finding the home for you is unmatched. Highly recommend Scott to be anyone's realtor!"
"I'd like to start off by pointing out that I'm a 20 year old active duty airman stationed in Abilene, with ZERO knowledge of real estate, let alone owning a house. From first contact, Scott was nothing but kind, professional, knowledgeable and helpful when it came to the entire process. He did a fantastic job at explaining everything, not only to the point I could understand, but to the point I could LEARN, and inspire me to pursue real estate myself. The entire process was incredibly smooth, and honestly felt super easy with Scott's help. He made me feel very comfortable with the process, and really let me know how far he'll go for his clients. If you're looking to buy or sell a home, I wouldn't recommend anyone else than Mr. Scott Alexander."
These are the lies that cost veterans their benefits every year. Know the truth.
Entitlement is fully restored when you sell the home and pay off the VA loan in full, or when another qualified veteran assumes your loan. You can also apply for a one-time restoration if the prior loan is paid off but you still own the property. Check your current entitlement status on your Certificate of Eligibility (COE) โ your lender can pull this for you in minutes.
Traditional new construction (without OTC): Requires two separate loans โ a construction loan first, then a permanent mortgage once the home is built. That means two closings, two sets of closing costs, and qualifying twice.
With a VA OTC: You qualify once, close once, and your permanent rate is locked in from the start. No second closing. No second round of paperwork.
Key facts:
โข No down payment required for eligible veterans with full entitlement
โข VA Funding Fee still applies
โข The home must be your primary residence
โข Construction must be completed by a licensed, VA-approved builder
โข Loan covers land, labor, materials, and the permanent mortgage
โข Not all lenders offer this product โ you need a VA-experienced lender
This is ideal if you are buying in a new development where the home has not been built yet, or if you want to build custom on a lot. Ask Scott to connect you with a lender who specializes in VA OTC loans.
Example: Home sells for $400,000. Seller's remaining VA loan balance is $280,000. The buyer assumes the $280,000 loan at the seller's low rate โ but still needs to bring $120,000 to the table. That's a significant cash requirement most buyers don't have sitting around.
Options to bridge the gap:
โข Cash: Pay the equity difference upfront at closing.
โข Second mortgage: Some lenders will layer a second loan on top of the assumed loan to cover part or all of the gap โ but these come at current market rates, which can erode the rate savings.
โข Seller-held second: In some cases the seller will carry a second note themselves. Less common but possible.
Bottom line: A VA assumption can be a powerful tool โ especially on a home with a small gap or a buyer with cash reserves โ but it is not a free pass to a low rate. Run the full numbers including the gap before deciding if it pencils out. Scott can help you evaluate whether an assumption actually saves you money versus a traditional VA purchase in today's market.
VA loan guidelines require all income to be stable, verifiable, and likely to continue for the foreseeable future. GI Bill MHA fails that test on two counts: it is tied to active school enrollment and it expires when your benefits run out. A lender cannot build a 30-year mortgage around a stipend that ends when the semester does.
This is different from active-duty BAH. If you are still on active duty, your BAH absolutely counts โ it is stable, documented on your LES, and lenders can gross it up by up to 25% because it is non-taxable, which directly improves your debt-to-income ratio.
If you are using the GI Bill and trying to buy a home, your loan file needs to qualify on:
โข Employment income (full-time or part-time with a 2-year history)
โข VA disability compensation (non-taxable, can also be grossed up 25%)
โข Military retirement or pension
โข Spousal income
The GI Bill MHA can absolutely help you cover living costs while you build toward homeownership โ but it cannot be the income that gets you approved. If you are transitioning out and using your GI Bill, talk to Scott before you apply so your file is structured correctly from the start.
Your Basic Allowance for Housing (BAH) is non-taxable and can be applied directly toward your mortgage. Enter your info below to see your estimated BAH and what it means for your buying power.
- BAH is non-taxable โ worth more than equivalent taxable income
- BAH rates are set annually by DoD based on local rental market data
- With dependents BAH is typically $200โ$500/mo higher than without
- BAH covers approximately the 80th percentile of local rental costs
- Most VA lenders count BAH as qualifying income for your loan
- Unused BAH is yours to keep โ use it toward a mortgage and build equity instead of renting
Answer 4 quick questions to find out if you qualify for a VA home loan.
SAN ANTONIO
San Antonio is home to Joint Base San Antonio (JBSA) โ one of the largest military installations in the world. Scott specializes in finding homes close to your base, within your BAH range, using your VA loan benefit.
Home to BMT, Security Forces training, and the largest USAF training installation in the world. Most active duty airmen PCSing to JBSA report here. Scott's wife is stationed at Lackland.
Home to Army Medical Command and Brooke Army Medical Center (BAMC). HQ for all of JBSA. Popular neighborhoods nearby: Alamo Heights, Terrell Hills, Converse, Universal City.
Home to AETC HQ and pilot training. Known for its iconic "Taj Mahal" headquarters tower. Popular nearby areas: Universal City, Schertz, Cibolo, Converse โ all strong VA loan markets.
Field training installation on the north side of San Antonio. Medical corps trains here. Popular nearby areas: Stone Oak, Bulverde, Spring Branch, Helotes โ newer construction, great schools, strong VA loan inventory.
Adjacent to Lackland. Security Forces and K-9 training. Accessed through Lackland main gate.
Your BAH determines what you can afford near your base. Use the calculator to see your monthly allowance and estimated home price.
San Antonio, TX โ JBSA, Lackland AFB, Fort Sam Houston, Randolph AFB & surrounding communities
Abilene, TX โ Dyess AFB & surrounding area