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First Time Home Buyer Guide
First time buying a home? It can seem overwhelming. Check out our free first time home buyer guide to understand the process.
VA Loan Guide
Don’t overpay using your VA loan, make the VA Loan work for you! Download our free VA Loan guide to learn more about the VA loan and how it can work for you.
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BAH Calculator
Use the BAH calculator below to find your 2025 BAH rates. Enter your pay grade, dependent status and duty station ZIP code to see your monthly and annual BAH amount.
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6/30/2025
Arizona PCS Guide: Military Families Moving to the Grand Canyon State
Received orders for Arizona? Congratulations! The Grand Canyon State offers military families an exceptional combination of year-round sunshine, growing job markets, and strong military communities. Whether you're heading to Luke Air Force Base, Davis-Monthan AFB, or any of Arizona's military installations, this comprehensive guide covers everything you need to know about buying a home, using your VA loan benefits, and settling into life in one of America's fastest-growing military-friendly states. Arizona's Military Installations: Where You Might Be Headed Arizona hosts several major military installations, each with unique housing markets and community characteristics: Luke Air Force Base (Phoenix Metro): Home to the 56th Fighter Wing and premier F-35 Lightning II training. Located in Glendale, with easy access to Phoenix's amenities and job market. Davis-Monthan Air Force Base (Tucson): Houses the 355th Wing and the famous "Boneyard" aircraft storage facility. Tucson offers a lower cost of living compared to Phoenix. Marine Corps Air Station Yuma: Located in southwestern Arizona, supporting Marine aviation training with a tight-knit military community. Fort Huachuca (Sierra Vista): Army Intelligence Center and Network Enterprise Technology Command headquarters, situated in scenic southeastern Arizona. According to Military OneSource, Arizona consistently ranks in the top 10 states for military family satisfaction, largely due to its affordable housing costs and strong veteran support networks. Why Arizona Makes Sense for Military Families Exceptional VA Loan Market Conditions Arizona's real estate market strongly favors VA loan borrowers. The Department of Veterans Affairs reports that Arizona ranks 5th nationally for VA loan usage, with competitive interest rates and seller acceptance. Key VA loan advantages in Arizona: No down payment required: Save $15,000-$50,000 upfront compared to conventional loans No private mortgage insurance (PMI): Additional monthly savings of $200-$400 Competitive interest rates: VA loans typically offer 0.25-0.5% lower rates than conventional options High seller acceptance: Arizona sellers readily accept VA offers due to market familiarity Rapid Population and Economic Growth The U.S. Census Bureau reports Arizona as the 4th fastest-growing state, with major metro areas like Phoenix-Scottsdale-Mesa experiencing 13.2% population growth from 2020-2024. This growth translates to: Rising property values supporting long-term investment Expanding job markets for military spouses Growing military and veteran communities Increased amenities and infrastructure development Cost of Living: Your Military Pay Goes Further Arizona offers significant cost advantages compared to traditional military-heavy states. Military Family Life Counselor data shows Arizona military families save an average of 15-25% on housing costs compared to California or Virginia. Housing Affordability by Installation Phoenix Metro (Luke AFB area): Median home price: $415,000 (vs. $520,000 in San Diego) Average rent: $1,800-$2,400 for 3BR homes BAH rates support homeownership in most areas Tucson (Davis-Monthan area): Median home price: $285,000 Lower cost alternative with university town amenities Strong rental market for future PCS moves Yuma/Sierra Vista areas: Most affordable options with median prices under $250,000 Excellent starter home markets for junior enlisted families Climate and Lifestyle: Why 300+ Days of Sunshine Matter Arizona's desert climate offers unique advantages for military families dealing with PCS stress and deployment separations. The National Weather Service confirms Phoenix averages 334 sunny days annually, supporting year-round outdoor activities that help military families stay active and connected. Mental Health Benefits: Research from Military Family Life Counselors indicates consistent sunshine and outdoor access contribute to reduced depression and anxiety rates among military spouses—particularly important during challenging PCS transitions. Family Activities: From hiking in Scottsdale's McDowell Mountains to exploring Sedona's red rocks, Arizona offers endless family adventures within driving distance of most military installations. Navigating Arizona's Real Estate Market as Military Best Neighborhoods by Installation Luke AFB Families: Consider these VA loan-friendly areas: Surprise: Family-friendly with excellent schools and newer construction Peoria: Established community with strong resale values Glendale: Close to base with diverse housing options Goodyear: Rapidly growing with modern amenities Davis-Monthan Families: Top neighborhoods include: Oro Valley: Premium area with top-rated schools Marana: Growing community with good value East Tucson: Established areas near base gates Vail: Rural feel with larger lots According to Arizona Department of Real Estate, military buyers represent 18% of all home purchases statewide, giving you strong negotiating power and market familiarity among real estate professionals. Timing Your Arizona PCS Home Purchase 6 Months Before PCS: Start researching neighborhoods and connect with a VeteranPCS agent familiar with your destination base. Arizona's market moves quickly, especially in military-preferred areas. 3-4 Months Before: Obtain VA loan pre-approval and begin virtual home tours. Arizona sellers often prefer quick closes, making pre-approval essential. 1-2 Months Before: Schedule house-hunting trip. Arizona's consistent weather makes any time good for viewing properties, though avoid summer months (June-August) for comfort. Upon Arrival: Complete final walkthrough and closing. Arizona typically allows 30-45 day closing periods, accommodating military PCS timelines. Military Spouse Employment Opportunities Arizona's growing economy offers significant opportunities for military spouses. Arizona Commerce Authority reports major employers actively recruit military family members, recognizing their reliability and diverse skills. Growing Sectors: Technology: Phoenix ranks 5th nationally for tech job growth Healthcare: Expanding medical facilities near all major bases Finance: Major banks and financial services with remote options Education: Growing school districts need substitute teachers and support staff Military Spouse-Friendly Employers: Companies like American Express, Boeing, and Raytheon maintain significant Arizona operations with demonstrated military spouse hiring commitments. Schools and Education: Supporting Military Children Arizona offers strong educational options for military families, with Arizona Department of Education reporting above-average graduation rates in military-concentrated districts. Top School Districts by Base: Luke AFB: Peoria Unified, Deer Valley Unified Davis-Monthan: Catalina Foothills, Amphitheater Public Schools Fort Huachuca: Sierra Vista Unified Military Child Education Coalition partnerships ensure smooth transfers and academic continuity throughout PCS moves. Arizona also participates in the Interstate Compact on Educational Opportunity for Military Children, guaranteeing enrollment flexibility. VA Loan Benefits Specific to Arizona No State-Specific Restrictions Unlike some states with additional VA loan limitations, Arizona fully embraces VA financing. Arizona Department of Veterans' Services confirms no state-imposed restrictions on VA loan usage, including: Condominiums: Full VA approval for condo purchases New Construction: Streamlined processes with major builders Refinancing: Competitive rates for VA Interest Rate Reduction Refinance Loans (IRRRL) Builder Incentives for Military Major Arizona builders offer military-specific incentives: Lennar: Up to $5,000 military discounts plus VA loan coordination Pulte Homes: Military Move-Up programs with equity protection DR Horton: Express Military programs for quick closing Real Estate Investment Potential Arizona's military-friendly environment extends to real estate investment opportunities. Arizona Real Estate Investors Association reports strong rental markets near all major installations, making buy-and-hold strategies viable for military families facing future PCS moves. Rental Market Strength: Low vacancy rates (typically under 5%) Strong rental demand from incoming military families Property management companies specializing in military tenants Positive cash flow potential in most markets Future PCS Considerations: Arizona's growing popularity ensures strong resale markets, protecting your investment whether you sell or rent after your next PCS. Getting Started: Your Arizona PCS Action Plan Month 6: Initial Planning Research neighborhoods online using VeteranPCS resources Connect with Arizona-based VeteranPCS agent Begin VA loan pre-qualification process Month 3-4: Serious Shopping Schedule house-hunting trip to Arizona Tour potential neighborhoods and school districts Submit offers with military-friendly timelines Month 1-2: Final Preparations Coordinate closing with PCS timeline Arrange utility connections and military installation access Connect with local military family networks Why Choose VeteranPCS for Your Arizona Move Moving to Arizona represents more than a PCS—it's an opportunity to build equity, join thriving military communities, and enjoy year-round outdoor living. Our Arizona-based agents understand military timelines, VA loan processes, and the unique needs of military families. Whether you're buying your first home at Luke AFB or planning investment property near Davis-Monthan, VeteranPCS agents provide the expertise and military understanding you need for successful Arizona real estate decisions. Start Your Arizona Adventure Today Connect with a VeteranPCS expert to explore your options and make your Arizona PCS move smooth and successful. Share this guide with other military families considering Arizona—because military families help military families succeed.
6/9/2025
How to Choose the Right Real Estate Agent for Your Military PCS Move: A Complete Guide
Permanent Change of Station (PCS) moves are among the most challenging aspects of military life. Whether you're relocating CONUS or preparing for an OCONUS assignment, finding the right home quickly and efficiently can make or break your transition. The key to success? Partnering with a real estate agent who truly understands military life and the unique pressures of PCS moves. According to Military OneSource, military families move 2.4 times more often than civilian families, with the average service member relocating every 2-3 years. This frequent movement creates specific needs that not every real estate agent can address effectively. Why Military Families Need Specialized Real Estate Agents Understanding PCS Timelines and Pressures Military moves operate on compressed timelines that civilian agents may not fully grasp. According to the Department of Defense, PCS orders typically provide 60-120 days notice, requiring agents who can work efficiently under tight deadlines. Unlike civilian moves that can take months to plan, military families often need to find, secure, and close on a home within weeks. A military-experienced agent understands that orders can change, deployments may extend, and family needs must be balanced with operational requirements. They're prepared to handle last-minute adjustments and can work around military schedules, including field exercises and duty rotations. VA Loan Expertise Makes a Critical Difference VA.gov: VA Loans account for 11% of all home purchases nationwide, but among military families, this benefit is often the primary path to homeownership. However, VA Loans come with specific requirements that not all agents understand: No down payment requirement but potential funding fees Unique appraisal standards that protect veterans but can complicate negotiations Occupancy requirements that affect investment property purchases Certificate of Eligibility processing that can delay closings An agent experienced with VA Loans can navigate these complexities, ensuring your transaction proceeds smoothly and you maximize your benefits. Local Area Intelligence Beyond Real Estate Military families need more than housing advice—they need area intelligence. The best military real estate agents provide insights about: Commute times to base during different traffic patterns School district quality and enrollment procedures for military children Base amenities access and guest privileges Community support networks for military spouses Deployment-friendly neighborhoods with active spouse groups Essential Qualities to Look for in Your Military Real Estate Agent 1. Personal Military Connection The Military Family Life Counselor Program: Agents with personal military experience—either through service or as military spouses—bring irreplaceable understanding to your transaction. They know what it's like to receive sudden orders, navigate base housing waitlists, or manage a move while deployed. Look for agents who can speak your language: They understand BAH rates, TLA/TLE benefits, and the stress of geographic separation during house hunting. 2. Proven VA Loan Track Record Ask potential agents about their VA Loan experience: How many VA Loan transactions have they completed in the past year? Can they explain VA appraisal requirements and how they differ from conventional loans? Do they have relationships with VA-approved lenders? Can they provide references from other military clients? The Consumer Financial Protection Bureau states that Veterans save an average of $8,000-$10,000 compared to conventional loans, but only when working with knowledgeable professionals. 3. Technology Integration for Remote Coordination Modern military moves often require remote coordination. Your agent should offer: Virtual tours with detailed video walkthroughs Digital document signing capabilities Real-time communication through multiple channels Remote closing coordination when necessary 4. Strong Military Community Reputation The military community is tight-knit, and word travels fast about agent performance. Research potential agents through: Military spouse social media groups for your destination base Unit family readiness groups and recommendations Online reviews from verified military clients Professional military associations they may belong to 5. Flexibility and Adaptability Military life demands flexibility, and your agent must match this adaptability: Weekend and evening availability to accommodate duty schedules Quick response times for time-sensitive decisions Ability to adjust strategies when orders or circumstances change Backup planning for common military scenarios Red Flags: What to Avoid When Choosing an Agent Lack of Military Understanding Avoid agents who: Don't understand military acronyms or lifestyle Seem rushed or impatient with PCS timelines Have no experience with VA Loans Can't provide military client references Poor Communication Patterns Warning signs include: Slow response times to calls or emails Inability to communicate across time zones Lack of proactive updates on market conditions Unclear explanation of military-specific benefits Limited Local Knowledge Be cautious of agents who can't answer questions about: Base access procedures for house hunting Military-friendly neighborhoods Local spouse employment opportunities Base amenities and community resources Questions to Ask Potential Agents Before selecting your agent, conduct interviews with these essential questions: Military Experience Questions: What's your personal connection to the military community? How many military families have you helped in the past year? Can you provide references from recent military clients? VA Loan Expertise Questions: What percentage of your transactions involve VA Loans? How do you handle VA appraisal challenges? Which VA-approved lenders do you recommend? Local Area Questions: What neighborhoods do you recommend for our base assignment? How do you help families research schools and community resources? What's the current market like for our budget and timeline? Process and Communication Questions: How do you handle remote coordination for PCS moves? What's your typical response time for client communications? How do you adapt when military orders change unexpectedly? Maximizing Your Agent Relationship During PCS Set Clear Expectations Early Establish communication preferences, timeline requirements, and must-have versus nice-to-have features for your new home. Military families often have non-negotiable requirements (like proximity to base or specific school districts) that should be communicated upfront. Leverage Military Benefits and Resources Work with your agent to understand all available benefits: PCS travel allowances that may cover house-hunting trips Military clause options in purchase contracts Base lodging during extended house-hunting periods Spouse employment resources in your new location Plan for Common Military Scenarios Discuss contingency plans for: Delayed reporting dates affecting closing timelines Deployment extensions impacting move schedules Family separation during transition periods Emergency moves due to family or operational needs Making the Final Decision Your real estate agent will be your primary advocate during one of the most stressful aspects of military life. Choose someone who demonstrates: Genuine care for military families and their unique challenges Professional competence with VA Loans and military relocations Local expertise that goes beyond basic real estate knowledge Communication skills that keep you informed and confident Flexibility to adapt to the unexpected nature of military life Remember, the cheapest commission isn't always the best value. An experienced military real estate agent can save you thousands through expert negotiation, VA Loan optimization, and helping you avoid costly mistakes. Connect with Military Real Estate Experts Finding the right real estate agent is crucial for a successful PCS move. Whether you're buying your first home with a VA Loan or relocating for the fifth time, partnering with an agent who understands military life makes all the difference. Ready to connect with real estate agents who specialize in military moves? Contact VeteranPCS today to be matched with qualified agents in your new duty station area! Share this guide with your military network to help fellow servicemembers navigate their next PCS move successfully.
6/6/2025
10 Essential Questions for First-Time Military Home Buyers in 2025
Buying your first home during a Permanent Change of Station (PCS) move brings unique opportunities and challenges that civilian buyers rarely face. While the process might seem overwhelming, military families have access to exceptional benefits like VA Loans that can make homeownership more affordable and accessible. Understanding the right questions to ask will help you navigate this major decision with confidence and avoid costly mistakes. The ten questions in this guide will help you maximize your military benefits, choose the right property, and work with professionals who understand military life. Focus on VA Loan pre-approval, BAH alignment, and finding a military-experienced agent to set yourself up for success. 1. What Are My VA Loan Benefits and How Do I Get Pre-Approved? The VA home loan program offers zero down payment, competitive interest rates, and no private mortgage insurance (PMI) for eligible service members, veterans, and surviving spouses. This benefit can save you thousands of dollars compared to conventional financing. Key VA Loan Benefits for 2025: No down payment required for eligible Veterans, service members, and survivors with full entitlement on loans over $144,000 Competitive interest rates often without requiring a downpayment or private mortgage insurance The 2025 conforming loan limit for a single-family home in most of the U.S. is $806,500, though limits vary by county Getting pre-approved is critical before you start house hunting. To get financing for a VA-backed home loan, you must meet credit, income, and occupancy requirements from both the VA and your lender. Your Certificate of Eligibility (COE) proves to lenders that you qualify for VA benefits, and most Veterans can obtain their COE in minutes through their lender using only their social security number and date of birth. Ready to explore your VA Loan options? Connect with a VeteranPCS lender who understands military financing and can secure your pre-approval quickly. 2. How Should I Align My Home Budget with My Basic Allowance for Housing (BAH)? Your BAH rate is based on your paygrade, your dependency status and the location of your duty station, with rates updated annually. BAH rates increased by 5.4% from 2024 to 2025, with the Defense Department paying about 1 million service members a total of $29.2 billion in BAH in 2025. Smart military homebuyers use BAH as a foundation for their housing budget, but shouldn't limit themselves to exactly that amount. BAH provides uniformed service members equitable housing compensation based on housing costs in local civilian housing markets within CONUS when government quarters are not provided. BAH Strategy Tips: Calculate your monthly mortgage payment including principal, interest, taxes, and insurance (PITI) Factor in utilities, maintenance, and homeowners association fees BAH is meant to cover 95 percent of your housing costs, minus renters' insurance Consider potential BAH changes if you receive promotion orders Using your BAH wisely for homeownership builds equity instead of paying rent, creating long-term wealth for your military family. 3. What Type of Home Best Fits Military Life and Future PCS Moves? Military families must consider both immediate needs and future flexibility when choosing a home. The property you select should work whether you live in it for two years or decide to keep it as a rental investment after your next PCS. Key Considerations: Single-family homes: Often better for resale value and rental potential Condominiums: Lower maintenance but potential HOA restrictions on rentals Townhouses: Balance of space and maintenance ease Location factors: Proximity to base, school districts, and neighborhood appeal to other military families Military OneSource recommends using MilitaryINSTALLATIONS to find information about your new installation including local programs and services, maps, and directions to help evaluate neighborhoods. Properties in military-friendly communities typically maintain better resale and rental value since they appeal to the constant flow of military families in the area. 4. How Do I Find a Real Estate Agent Who Understands Military Needs? Working with a military-experienced agent makes a significant difference in your home-buying success. Look for agents who understand PCS timelines, VA Loan requirements, and the unique challenges military families face. What to Look for in a Military-Friendly Agent: Personal military experience or extensive work with military clients Knowledge of VA Loan processes and requirements Understanding of PCS timelines and potential complications Familiarity with military housing allowances and benefits Network of military-friendly lenders and service providers A knowledgeable agent can help you navigate remote purchases, understand local military communities, and ensure your timeline aligns with your PCS orders. Connect with VeteranPCS agents who specialize in military relocations and understand your unique situation. 5. Should I Consider a Fixer-Upper as My First Military Home? Fixer-uppers can offer excellent value but require careful consideration for military buyers who may face unexpected deployments or PCS orders. Pros of Fixer-Uppers: Lower purchase price allows more house for your budget Potential for increased equity through improvements Opportunity to customize your home Military-Specific Concerns: VA loans have specific standards for property conditions, so a home in need of extensive repairs may not qualify without substantial upfront work Deployment schedules may interrupt renovation timelines PCS orders could force you to sell before completing improvements Rental management becomes more complex with ongoing repairs If you're considering a fixer-upper, ensure you have realistic timelines, adequate financial reserves, and contingency plans for military-related schedule changes. 6. What Hidden Costs Should I Budget Beyond My VA Loan? While VA Loans offer exceptional benefits, homeownership includes additional costs that first-time buyers often underestimate. Essential Budget Items: VA loan requirements limit what closing costs borrowers pay, with lender fees capped at 1% of the loan amount Property taxes (varies significantly by location) Homeowners insurance and flood insurance if required Utilities setup and monthly costs Regular maintenance and emergency repairs VA funding fee of 2.15% of the home cost for first-time buyers, though this fee is waived if you receive VA disability benefits for a service-related injury Creating a maintenance fund of 1-2% of your home's value annually helps manage unexpected repairs without financial stress. 7. How Can I Ensure Good Resale or Rental Potential? Military families should always consider exit strategies when purchasing a home, as PCS orders can change plans unexpectedly. Features That Maximize Future Options: Desirable school districts attract military and civilian families Proximity to military installations ensures consistent demand Move-in ready condition appeals to relocating families Standard layouts and neutral finishes have broad appeal Neighborhoods with military-friendly amenities and services Research local rental rates and vacancy percentages to understand the investment potential. Properties near major military installations typically maintain steady rental demand. 8. What's My Timeline and What If I Receive New Orders? Military homebuyers must balance their desired timeline with the reality that orders can change unexpectedly. Timeline Planning: Allow 30-60 days for the complete home-buying process Factor in potential delays with VA appraisals or repairs Coordinate closing dates with PCS schedules and temporary lodging Plan for overlap between current and new housing costs Contingency Planning: Understand your options if orders change before closing Research property management companies in case you need to rent Know the financial implications of selling quickly after purchase Consider military clauses in purchase contracts that allow order-related cancellations Military OneSource offers PCS support and resources available 24/7/365 to help service members manage their moves. 9. What Should I Focus on During Home Inspections? Thorough home inspections protect your investment and help avoid costly surprises after purchase. Critical Inspection Areas: Roof condition and age (expensive to replace) HVAC systems and age of major appliances Electrical and plumbing systems Foundation and structural elements Evidence of water damage, mold, or pest issues For remote PCS purchases, request detailed photo reports and consider virtual inspection tours. Your agent can coordinate with inspectors to ensure thorough documentation. VA appraisals also inspect properties to ensure they meet VA's minimum property requirements for safety and sanitation. 10. How Do I Coordinate Home Buying with My PCS Timeline? Successfully managing a home purchase during PCS requires careful coordination and preparation. PCS Home-Buying Checklist: Start the pre-approval process before receiving orders Research target areas using military installation resources Connect with your installation's Relocation Assistance Program for support and referrals Coordinate house-hunting trips with leave schedules Plan closing dates around report dates and temporary lodging Arrange utility transfers and address changes Use DPS (Defense Personal Property System) to schedule your household goods shipment to your new home Starting early and working with experienced military professionals helps ensure your home purchase enhances rather than complicates your PCS move. Make Your Military Home Purchase a Success Buying your first home during a PCS presents unique opportunities to build wealth while serving your country. By asking these essential questions and working with professionals who understand military life, you'll make informed decisions that benefit your family's long-term financial future. The combination of VA Loan benefits, BAH support, and careful planning can make homeownership achievable even during the complexities of military life. Focus on properties with strong military appeal, work with experienced professionals, and maintain flexibility for the unexpected changes that come with military service. Ready to start your military home-buying journey? Connect with VeteranPCS experts who understand your unique needs and can guide you through every step of the process. Share this guide with your military network to help other service members navigate their first home purchase successfully!
PCS Frequently Asked Questions
Am I disqualified if I have a bankruptcy or foreclosure on record?
How do I know how much I’m qualified for with a VA Loan?
How Many Times Can I Use My VA Home Loan Benefit?
Are There Closing Costs Associated with a VA Loan?
Can I Have Two VA Loans?
How do I apply for a VA guaranteed loan?
Employment
Transitioning Military
Hiring Our Heroes (HOH) connects the military community—service members, military spouses, and veterans —with American businesses to create economic opportunity and a strong and diversified workforce.
Hire Heroes USA provides free job search assistance to U.S. military members, veterans and their spouses, and we help companies connect with opportunities to hire them.
We've helped hundreds
Of military, veterans, & their families
Trista Allen
From a realtors perspective, VeteranPCS has always been amazing to partner with through the transaction, I have worked with them on the buying side and my clients are always satisfied with them. Responsive, informative, and amazing support for both myself, and my clients. I look forward to partnering with them in future transactions.
James Nicholson
Much better than the competition. Great communication and they don't give you lip service. They give you full service with veterans who knows their stuff.
Moving your life resources
Offers military spouses and veteran- owned small businesses
Goods from families who give. Shop small, big impact.
Calculate the Basic Allowance for Housing (BAH) amount you will receive at your next duty station based on location, pay grade, and dependency status.
active duty and veteran military spouse business owners tools and resources
The leading free, comprehensive, user- friendly directory of businesses owned by military veterans
It’s time to course correct. Veteran entrepreneurship rates plummeted in the 20th century.
VeteranPCS Trusted Resources
Trusted veteran and military spouse owned resources, businesses and organizations.
PCS Frequently Asked Questions
Am I disqualified if I have a bankruptcy or foreclosure on record?
How do I know how much I’m qualified for with a VA Loan?
How Many Times Can I Use My VA Home Loan Benefit?
Are There Closing Costs Associated with a VA Loan?
Can I Have Two VA Loans?
How do I apply for a VA guaranteed loan?
Together we'll make it home. Veteran & Military Spouse Real Estate Agents and VA Loan Experts You Can Trust
