Call the lender. Ask whether the COE and entitlement were reviewed, income and assets were verified, the property type was discussed and the lender will speak directly with the listing agent. Judge the actual buyer and financing—not a stale stereotype.
What can make a VA offer strong?
Four VA offer myths that hurt Michigan sellers
“The seller must pay everything.”
False. Sellers may agree to pay ordinary closing costs, and separate seller concessions are generally capped at 4% of reasonable value. The seller is not automatically responsible for every buyer cost.
“VA appraisals fail normal homes.”
VA minimum property requirements focus on safety, structural soundness and sanitation. A VA appraisal is not a complete home inspection, and ordinary cosmetic wear is not automatically fatal.
“VA always takes longer.”
Avoidable delays usually come from incomplete files, slow communication, appraisal availability, title or property repairs—not the letters “VA.” Mike’s recent VA purchase reached clear-to-close in eight days.*
“Zero down means an unqualified buyer.”
Down payment size is not a measure of income stability, credit quality or reserves. VA financing lets an eligible buyer preserve cash; the lender still underwrites ability to repay.
What the VA appraisal actually does
The appraiser develops an opinion of market value and reports readily apparent conditions relevant to VA minimum property requirements. If repairs are required, the parties can evaluate the condition, timing and permitted resolution. The appraisal does not replace the buyer’s independent inspection.
Comparable sales and market evidence support an opinion of reasonable value.
Readily apparent hazards can require attention before guaranty.
Conditions affecting structural integrity matter; cosmetic taste does not define the standard.
The property must offer basic sanitary living conditions and functioning essential systems.
Mike’s VA offer review for Michigan Realtors
Before your buyer submits an offer, Mike can review the financing position and help set expectations. After submission, he is available to speak directly with the listing agent—without oversharing protected borrower information.
- Confirm COE and entitlement status
- Review verified documentation and financing strength
- Discuss property type and obvious VA concerns
- Estimate cash-to-close and negotiated credits
- Explain appraisal and realistic timing to both agents
Questions listing agents ask about VA offers
Does a seller have to pay all VA buyer closing costs?
No. VA permits sellers to pay ordinary closing costs, but does not universally require the seller to pay all of them. The purchase agreement and Loan Estimate determine the negotiated structure.
Are VA appraisals automatically harder than other appraisals?
VA appraisals address market value and readily apparent minimum property requirements focused on safety, structural soundness and sanitation. Cosmetic imperfection alone is not the standard.
Can a veteran pay above the VA appraised value?
VA’s escape clause protects the veteran from being forced to complete the purchase above the VA-established reasonable value. The veteran may still choose to proceed and pay an agreed difference with available funds, subject to lender requirements.
Do VA loans take longer to close?
Not inherently. Appraisal availability, title, documentation, property condition and lender execution drive timing. Mike’s recent VA purchase reached clear-to-close in eight days, though individual results vary.
*Past closing performance is not a guarantee. Every borrower, property, appraisal, title file and underwriting decision is different.