VA loans for Texas veterans. By a veteran.
$0 down for qualified borrowers.† No monthly mortgage insurance. Handled start to finish by a disabled Air Force vet who's used the benefit himself.
No credit pull. No spam.
$0 down for qualified borrowers.† No monthly mortgage insurance. Handled start to finish by a disabled Air Force vet who's used the benefit himself.
I'm Josh Poulin — Texas VA loan specialist and the guy holding the coin. I'm an Air Force veteran with 16 years of federal service. I made the jump to pursue my passion: helping veterans use the benefit they earned to buy homes.
I remember the first time I used my own VA loan. I thought zero down meant a closing would cost me nothing, and the cash-to-close number blindsided me. The professionals who do this every day assumed I knew what they knew, and I felt like I was being annoying every time I asked a question. The facts were easy to find online. A person who did this for a living and would actually explain them was not.
So I became that person. I originate VA loans across Texas, and by the time you sign anything, you'll understand every step and every dollar.
Whether it's your first home or you're building wealth one property at a time, I partner with your real estate agent, not against them. Every offer we write goes out with a video from me, and I spend real time showing agents why a VA offer is a strong offer, not a weak one.
No call centers. No getting passed around. You get my cell.
No down payment for qualified borrowers on most VA purchases.
VA loans never charge monthly mortgage insurance.
Many disabled veterans are exempt from the VA funding fee.
The benefit isn't one-and-done. You can use it again.
On most VA purchase loans, subject to entitlement and credit approval.
My office is in Coppell, in the middle of the DFW metro, and I'm licensed in all 254 Texas counties. Most of this work happens by phone and video, so the process is the same whether you're across the street or closing from a deployment.
I work with veterans and military families around every major installation in the state: NAS JRB Fort Worth, Fort Cavazos and the Killeen–Harker Heights–Temple corridor, Joint Base San Antonio (Lackland, Randolph, and Fort Sam Houston), Fort Bliss in El Paso, Dyess AFB in Abilene, Sheppard AFB in Wichita Falls, Laughlin AFB in Del Rio, and NAS Corpus Christi.
If the home is in Texas, we can work together.
Pick a slot that works. The calendar shows my real availability, and the call costs nothing.
Your entitlement, your budget, your timeline. Plain English. No credit pull for this conversation.
You'll know your next move before we hang up. When you're ready, pre-approval comes fast.
Past the talking stage? Start your VA loan pre-approval →
Yes. The VA benefit is reusable. You may have used it years ago, or even have a VA loan right now, and still qualify to use it again. What matters is your remaining entitlement, and we can figure that out in one short call.
Veterans receiving VA disability compensation are generally exempt from the funding fee, which is one of the biggest costs on a VA loan. Some surviving spouses are exempt too. If you have a rating, bring it up early. It changes your numbers.
Three things: a valid Certificate of Eligibility (I can usually pull it in minutes), income that comfortably covers the payment, and the intent to live in the home as your primary residence. The VA doesn't set a minimum credit score. It looks hard at residual income, the money actually left over each month, which is why veterans sometimes get approved here after a conventional loan said no. Qualified buyers put nothing down — zero.†
Possibly, through the VA IRRRL (Interest Rate Reduction Refinance Loan), better known as a VA streamline refinance. It's built to be quick: less paperwork, and often no new appraisal. The VA has rules that protect you here — the new loan generally has to drop your rate by a meaningful amount and pay for itself within about three years. I'll run that math with you before anything moves, and if it doesn't clear the bar, I'll say so.
Yes, and it's one of the best in the country. A veteran rated 100% (or paid at the 100% rate for individual unemployability) pays no property tax at all on their homestead under Texas Tax Code §11.131. Partial ratings get smaller exemptions. On a typical DFW home that's hundreds of dollars a month, and it belongs in your payment math from day one — bring it up on the call.
Yes. I'm licensed for the entire state, and most of this work happens by phone and video anyway. Abilene, San Angelo, El Paso, Houston, the Valley. If the property is in Texas, we're in business.
Worst case, you spend half an hour and leave knowing exactly where you stand. Best case, you're closer to keys than you thought.