Question 1

Can I use a VA loan on a Pismo Beach investment property?

Accepted Answer

No. VA loans require you occupy the property as your primary residence within 60 days of closing and live there at least 12 months.

Question 2

What if the Pismo Beach property I want is a condo?

Accepted Answer

The condo complex must be VA-approved. Many aren't, especially smaller complexes. We check VA approval status before you write an offer.

Question 3

Do VA loans take longer to close in Pismo Beach?

Accepted Answer

Not with experienced lenders. We close VA loans in 21-30 days routinely. The appraisal adds 7-10 days versus conventional timelines.

Question 4

Can I waive the VA appraisal to compete with cash offers?

Accepted Answer

Never. VA requires an appraisal for every purchase loan. You can waive other contingencies but not the appraisal or its repair requirements.

Question 5

What credit score do I really need for a VA loan in Pismo Beach?

Accepted Answer

Most lenders require 620 minimum. Some wholesale lenders go to 580 with compensating factors like high income or cash reserves.

Question 6

Does the VA funding fee count toward my closing costs?

Accepted Answer

No. In California, the 2.3% funding fee gets financed into your loan amount automatically. It doesn't affect your cash to close.

VA Loans in Pismo Beach: Zero Down on Coastal Living