Know What to
Expect Before
You Ever Apply.
This page walks you through exactly how a VA loan works, what it costs upfront, and what makes my process different. Read through, get your free homebuying plan, then book a call so our time together is focused on what actually matters for your situation.
Read through this page - understand the process and costs
Get your free homebuying plan (takes about 10 minutes)
Book a strategy call - or I'll reach out to you directly
Already know you're ready? Hit a button above - or keep reading to understand exactly what to expect before you apply.
All loans subject to credit approval, underwriting review, and VA eligibility requirements. This is not a commitment to lend.
No Runaround
Keith answers his phone. You get a real conversation about your actual situation - not a call center script.
TBD Underwriting First
Your file gets reviewed before you have a property - so you shop with real confidence, not just a pre-qual letter.
No Hidden Surprises
Every upfront cost explained clearly on this page, before you fill out a single form.
VA Loan Guidance
NMLS #488023 | Barrett Financial Group. Clear mortgage guidance for eligible Veterans and service members in Middle Tennessee.
About Keith
The Loan Officer Who Picks Up the Phone.
I've been helping Veterans and active-duty service members use their VA benefit across Middle Tennessee and beyond for years. I kept seeing the same problem: Veterans getting bounced around call centers, getting vague answers, or getting turned away because their file was "complicated."
I don't avoid complicated files. I work through them. And when a path isn't there, I'll tell you that honestly - because your time matters.
Based in Franklin, TN. Helping eligible Veterans and service members compare VA loan options across Williamson County, Davidson County, and Middle Tennessee.
Before You Apply
5 Questions Every Veteran Asks First.
Honest answers - no sales pitch, no fluff.
Do I Even Qualify?
VA loans are available to eligible Veterans, active-duty service members, and surviving spouses. Basic service requirements apply. We verify your eligibility early in the process. If you're unsure, get your free plan anyway - we'll figure it out together.
What Does It Cost Upfront?
The first cost is a soft credit pull (around $28) - no score impact. From there: a hard credit report fee, appraisal fee, and earnest money. Every cost is listed in detail below. No surprises.
How Does This Work?
You get your free homebuying plan, your file goes through TBD underwriting before you have a property, you get a conditional approval, then you shop for a home. The hard part of your file is reviewed first - not after you're under contract.
How Long Will It Take?
Timelines vary based on your individual file, documentation, and the property you select. I'll give you a realistic estimate based on your specific situation - not a generic promise.
Why Work With Keith?
I focus heavily on VA loans, work with lower credit scores, and guide first-time VA buyers through the process every day. I'm straight with you about what's possible - and what isn't. No pressure. No runaround. Call me directly: (615) 955-0461
Know Before You Start
Real Upfront Costs - Explained Honestly.
These are the costs you'll encounter. Knowing about them now means no surprises later.
VA Funding Fee
A one-time fee required by the VA on most loans. In most cases it can be rolled into your loan amount rather than paid out of pocket at closing. Exemptions may apply for Veterans with qualifying service-connected disabilities.
Soft Credit Pull
Before anything else, we run a soft credit pull to review your credit picture. This does not affect your credit score. This lets us identify any issues before ordering the hard pull - so we're not burning an inquiry on a file that needs work first.
Hard Credit Report Fee
Once your soft pull looks good, we order a full tri-merge hard credit report to submit your file to underwriting. We only move to this step when your credit picture is ready - protecting your score and your time.
Appraisal Fee
After you go under contract on a home, a VA-approved appraiser will assess the property's value and condition. The VA has specific property requirements the home must meet. Cost varies by location and property type.
Earnest Money Deposit
When you make an offer on a home, sellers typically require an earnest money deposit. This is held in escrow and typically applied toward your closing costs. $500 - $2,000+ is common. Your real estate agent will guide you.
Closing Costs
🎯 Strategy: Ask the seller to cover these
Closing costs include title fees, lender fees, prepaid items, and escrow setup. Our first goal in every transaction is to negotiate for the seller to cover closing costs on your behalf. In many Middle Tennessee markets, this is achievable.
All fees listed are estimates and may vary. A full Loan Estimate will be provided once your application has been reviewed. This is not a commitment to lend.
Why It Matters
What Is TBD Underwriting - And Why We Do It Before You Shop.
Most lenders skip this step. Here's why we don't - and why it protects you.
The Problem with a Standard Pre-Approval
A standard pre-approval letter is generated based on a quick review of your application - it has not been reviewed by an underwriter. For many Veterans, this means spending weeks finding a home, making an offer, going under contract - and then discovering a problem in their file that could have been resolved weeks earlier.
What Our Process Does Instead
We run a soft credit pull first - no score impact. Once your credit picture is clear, your complete loan file is submitted to an underwriter before you have a property address. We work through conditions with you upfront so that by the time you find a home, the bulk of the hard work on your personal file is already handled.
Stronger Offer Position
A fully underwritten conditional approval carries more weight than a standard pre-qual. Sellers and listing agents notice the difference.
Issues Found Early - Not Late
Documentation gaps, employment questions, or credit conditions are identified and addressed before you're under contract, not after.
Essential for Manual Underwriting
If your loan requires manual underwriting, TBD approval confirms an underwriter has already reviewed your profile under those guidelines.
Shop Knowing What You're Working With
You'll have clarity on your conditional approval before you make any offers - reducing stress and giving your agent what they need.
Do You Qualify?
VA Eligibility - The Basics.
Who May Be Eligible
Active Duty Service Members - 90 continuous days of active duty service post-basic training
Veterans - 2 years of active duty service with a general or honorable discharge
National Guard and Reserve Members - 6 years of service (additional requirements may apply)
Surviving Spouses - of Veterans who died in service or from a service-connected disability
Veterans with prior VA loan use may still have remaining entitlement available
Key VA Loan Benefits
No down payment required on qualifying loans
No private mortgage insurance (PMI) required
No minimum credit score set by the VA - we work with lower scores
Manual underwriting available for complex files
Limits on certain closing costs the Veteran can be charged
VA loan benefit may be used more than once in a lifetime
What We're Looking For
Credit Basics for VA Manual Underwriting.
The VA doesn't set a minimum credit score - but underwriters do look at your recent credit behavior. Here's what matters most.
What We're Looking For
No late payments in the last 12 months
No new collections opened in the last 12 months
No new charge-offs in the last 12 months
Stable, documentable income and employment history
Responsible payment behavior - even with a lower score
What Can Create Challenges
Late payments within the last 12 months
New collections opened recently
Charge-offs within the last 12 months
Gaps in employment without documentation
High debt-to-income ratio without compensating factors
These aren't automatic disqualifiers - but they do require a real conversation. If any of these apply to you, be upfront. The earlier we know, the more we can do.
Not sure where you stand?
Get My Free Homebuying PlanReal Veterans. Real Experiences.
What Families Are Saying.
"Keith made the entire VA loan process straightforward from day one. He answered every question I had - and I had a lot - and never made me feel like I was bothering him. Closed on time with no surprises."
Marcus T.
Army Veteran · Franklin, TN
"I was turned away by two other lenders before I called Keith. He took the time to actually look at my file, explained exactly what needed to happen, and got me to closing. I'm a homeowner now because of him."
Darnell W.
Marine Veteran · Murfreesboro, TN
"Keith was upfront about everything - costs, timeline, what could go wrong. No fluff. He told me what to expect and then delivered exactly that. That's rare."
Jennifer R.
Veteran Spouse · Spring Hill, TN
You've Done the Reading. Now Take the Next Step.
Get Your Free Plan. Then Let's Talk.
Takes about 10 minutes and can be done from your phone - any time, any schedule. Once it's in, we'll connect to talk through your specific situation.
01 - Do This First
Get Your Free Homebuying Plan
Tell me about your situation and goals. This is what starts the real process - and what lets me give you accurate, specific guidance on your call. Even if our schedules don't line up right away, your completed plan means we can move forward.
Get My Free Homebuying PlanFree · No commitment · No credit impact
02 - Do This After
Book Your Strategy Call
After submitting your plan, grab a spot on my calendar. Our call will be focused - no generic overview, just your specific situation, your file, your questions, and a clear picture of your next steps. Or just call me directly.
Book My Strategy Call Call Keith - (615) 955-046115 minutes · Free · No pressure
All loans subject to credit approval, underwriting review, and VA eligibility requirements. Completing a plan is not a commitment to proceed and does not guarantee loan approval. This is not a commitment to lend.
VA LOANS WITH KEITH
Keith Goeringer | NMLS# 488023 | Barrett Financial Group | NMLS# 488023
Equal Housing Lender. This is not a commitment to lend. All loans subject to credit approval and underwriter conditions. VA loans subject to VA eligibility requirements. Loan approval is not guaranteed. Terms and conditions apply. Information on this page is for general educational purposes and does not constitute financial or legal advice.