Mortgage Friend · VA Loans · Las Vegas, NV
Garrett Law earned the top VA originator ranking nationally in 2009. If you've served, you've earned this benefit — let's make sure you use it right. $0 down, no PMI, no loan limits for eligible veterans.
Garrett Law · NMLS #20750
In 2009, Garrett Law earned the top VA originator ranking nationally — among every loan officer in the country. That recognition wasn't luck. It came from years of specialization in VA lending: learning every nuance of the Certificate of Eligibility process, understanding entitlement restoration, navigating funding fee exemptions for disabled veterans, and managing VA appraisal requirements that trip up generalist lenders.
VA lending is not a product we offer — it's what we do. If you've served, there is no better advocate in the Las Vegas mortgage market.
#1
VA Originator Nationally
2009
$0
Down Payment Required
No PMI
Ever
Not a dollar
15+
Years Originating VA Loans
The Benefit
A VA loan is a mortgage benefit earned through military service. It's backed by the U.S. Department of Veterans Affairs and offers advantages unavailable with any other loan type.
Eligible veterans and active-duty service members can purchase a home with no down payment. No minimum required, no savings threshold — your service is the down payment.
VA loans never require PMI, regardless of your loan-to-value ratio. On a $450,000 loan, that's $150–$200/month you keep in your pocket every single month.
Because the VA guarantees a portion of each loan, lenders take on less risk — and pass that savings to you. VA rates are consistently among the lowest available.
Veterans with full VA entitlement have no maximum loan amount. You can borrow above the Clark County conforming limit ($806,500) with zero down if you qualify.
When you sell, a buyer can take over your VA loan — including your original interest rate. In a rising-rate environment, this is a powerful selling advantage.
You can use your VA loan benefit more than once. Once a VA loan is paid off and the home is sold, your full entitlement is restored and ready to use again.
Eligibility
VA loan eligibility is broad. Most veterans, active-duty service members, and qualifying surviving spouses meet the service requirements.
Active-duty service members
90+ days of continuous active service
Veterans
90 days wartime service, or 181 days peacetime service
National Guard & Reserves
6+ years of service, or 90 days active duty under Title 10
Surviving spouses
Spouse of a veteran who died in service or from a service-connected disability (unremarried)
DD-214
For veterans — your Certificate of Release or Discharge from Active Duty
Statement of Service
For active-duty members — signed by your commanding officer
Certificate of Eligibility
We obtain this directly from the VA — same day in most cases, at no cost to you
Recent pay stubs & W-2s
Last 30 days of pay stubs, last 2 years of W-2s
Bank statements
Last 2 months — all accounts
Not sure if you qualify?
Call us at (725) 280-2211 — we'll verify your eligibility at no charge before you apply.
The Process
VA loans have a few extra steps compared to conventional loans — primarily the COE and the VA appraisal. Here's what to expect from start to keys.
We pull your credit, verify income, and confirm your VA entitlement. This tells you exactly how much you can borrow and gives your offer real credibility. Timeline: 1–3 business days.
Your COE confirms your VA benefit to the lender. We obtain this directly from the VA through our lender access — in most cases same day. You don't need to track this down yourself.
Make your offer with confidence. Sellers in Las Vegas know VA buyers are serious — especially when you have a solid pre-approval letter in hand. We help your agent understand how to position your offer.
The VA assigns an independent, VA-certified appraiser to confirm the home's value and verify it meets Minimum Property Requirements (MPRs). This protects you as much as the lender. Timeline: typically 5–10 business days.
Underwriting completes its final review, your Closing Disclosure is issued (3-day waiting period required), you sign, and you get your keys. Standard VA purchase timeline: 30–45 days from application.
Nevada-Specific Details
| Use | Down Payment | Fee |
|---|---|---|
| First use | No down payment | 2.15% |
| First use | 5% or more down | 1.5% |
| First use | 10% or more down | 1.25% |
| Subsequent use | No down payment | 3.3% |
Funding fee exemption
Veterans with a service-connected disability rating are completely exempt from the VA funding fee — a savings of thousands of dollars on most loans.
Clark County · 2026
$806,500
Clark County conforming loan limit for 2026. However, veterans with full VA entitlement have no loan limit — you can borrow above this amount with $0 down if you qualify.
Nevada VA ID
9400070000
Nevada's VA Regional Loan Center identifier. All Nevada VA loans are processed through the Denver regional center. Garrett works with VA appraisers and underwriters in this system daily.
Ready to check your entitlement?
We can pull your Certificate of Eligibility before you ever submit an application — so you know exactly what you're working with.
Common Questions
Start your application online or call us directly. You'll hear back the same day.