Between Two Doors

When you’re buying a home with a VA loan, it’s easy to focus on interest rates and forget the quieter numbers that really decide whether the payment fits your life: your debt-to-income (DTI) ratio and residual income . If you have kids, there’s one line item that can move the needle in a big way: child care . Below is a Veteran-friendly walkthrough of how VA lenders look at child care, how it flows into DTI and residual income, and why it matters for your approval and long-term comfort. VA 101: DTI vs. Residual Income (and Why VA is Different) Debt-to-Income (DTI) Ratio DTI = your total monthly debts ÷ your gross monthly income. Debts include things like: Future VA mortgage payment (principal, interest, taxes, insurance, HOA) Car loans, student loans, credit cards, personal loans Certain other recurring obligations – including child care .  The VA’s handbook tells lenders that if your DTI is above 41% , it isn’t an automatic denial—but it requires closer ...

  Mortgage Market Update: Why the Next Wave Could Be a Tailwind for You If you work in real estate—or you’re just trying to buy or refinance a home—you’ve probably felt like the last few years have been one long uphill climb. High rates, tight inventory, nervous buyers… it’s been a grind. But based on what leading mortgage experts are watching in the data, the story going into late 2025 and early 2026 is shifting. The message: Those who are still in the game are about to get a tailwind. This blog breaks down what that means for: Realtors looking for more transactions and better conversations Homeowners hoping for a refinance opportunity Buyers wondering if they should jump in now or wait From 400,000 Loan Officers to 175,000 – Why That Matters to You Over the past few years, the number of mortgage originators has dropped from roughly 400,000 to around 175,000 . For consumers and Realtors, that means: The people still here have weathered the toughest mar...

When you’re already stressed about money, a late mortgage payment can feel like the beginning of the end. For Veterans with a VA loan, that fear is very real—especially if you’ve missed a payment (or two) and you’re stuck with a high interest rate. The good news: the VA designed the Interest Rate Reduction Refinance Loan ( VA IRRRL ) to help Veterans lower their payments and stay in their homes. And even if you’ve been late in the last 6 months, an IRRRL may still be an option—with a few extra steps and protections from VA. Let’s walk through how this actually works in real life. Quick refresher: What is a VA IRRRL? A VA Interest Rate Reduction Refinance Loan (IRRRL) is a “streamline” refinance that lets you replace your existing VA loan with a new VA loan—usually at a lower interest rate and lower principal-and-interest payment. Benefits In most non- delinquent cases: No full appraisal is required Limited or no income/asset underwriting is required Closing can often ...