I will go out on a limb for a Veteran anytime for any reason. 99% of the time, very sadly, sellers don't give a rat's bottom about the veteran ... they only want the most money they can get.  If a Vet is the one to provide that ... great. Otherwise, no deal.  It is unfortunate.

Well, I made an offer yesterday for a veteran... it would appear another offer is coming in... of course, I'm advocating for my client. But not sure what you mean "go out on a limb."

Always and without fail! I Closed on one this summer that the vet was competing with over 10 other Offers - I advocated for him, the loan process (which has a stigma that we're desperately trying to over come with VA loans) and even got the attorney fees cut for them because he was a vet.

Finally, our own John Meussner found them a Title rep in CA that allowed them to sign remotely to save them airfare and the outrageous pricing for Notary signatures they had been quoted in CA.

Win-win-win for our vet clients, Nancy!   

Nancy Robinson Ranked #111 by Real Trends/Wall Street Journal If I am representing the buyer (veteran) then yes absolutely.  That said, I go out on a limb for all of my buyers. I call the lister (and I know most of them) I discuss the buyers interest and let the lister know that they can be assured that I will educate my buyer, pace and lead the buyer all the way to the closing. Listing agents want assurance. I give them both assurance and a spirit of cooperation. 

However, if I am representing the seller, then I am negotiating the best overall deal for the seller. By deal I mean, the best price AND the best terms with as few contingencies as possible. The less hassle in a contract, the shorter and fewer the contingencies the better. 

The biggest down side to a VA loan is that the listing agent does not get it...they think that just because it is "0" down that the buyer is a risk. Not true.

Last month I closed 2 VA loans, both with "O" down, priced in the $400's. They both closed within 30 days. Both buyers had plenty of income and money in the bank.   They were veterans and thought that it was the way to go.

Anyone with their finger on the pulse of loans knows that the easiest loan to qualify for is a VA loan.  The ratios and requirements are the easiest...If the veteran is breathing, they qualify.

One time, at a meeting...the president of a realtor association said that if a buyer brought them a VA loan, they would tell the seller NOT to take it...a totally riduculous statement.

Eve

In San Diego, quite often.

Many of my sellers are Vets too, so it's not really a "going out on a limb" situation. We just counter offer appropriately to eliminate the "what ifs" and if they proceed...as the SEALs say "we bust it" and get'em in escrow.

I would have no problem with doing whatever was necessary to get a Veteran into a home....and I'd be livid if the team members did not have the same attitude....I'm sure they do...

ALWAYS...

Many sellers need to be educated about VA  offers and tend to ignore them out of ignorance!

It so depends on the seller. A bank will look strictly at their net. A private seller may be different in that regard--perhaps they too are a veteran. But everybody is bottom line these days. My office works with many VA buyers, and we advise them to make their offer very competitive. As a listing broker, would I make sure the seller was aware that there was a veteran buyer on the table? Sure.

I always play the veteran/first responder card (with the client's permission).  Can't say it's ever been the deciding factor though.  In today's world, it may even backfire.

I do the best I can to represent the offer as I do any client. Have had several VA buyers in th last 2 years although I don't think there were multiple offers

I have assisted many veterans to become home owners.

First, I don't think VA loans are risky so I would educate my seller about each of the offers and let them decide based on the merits of each offer.

Second, your job is ALWAYS to protect your client's interests. Nowhere in your agency relationship or the code of ethics does it say you can deviate from this to help someone out because they are a Veteran, single mom, minority, etc.

If the client broaches the subject, I would talk explain the risks vs. rewards like any other offer. I would never tell them to take a lower / weaker offer just to help someone out. This is a professional business, not a soup kitchen.

I say this as a (slightly) disabled combat veteran of 21 years.

I do my best to help them any way I can.

 I have to do what is best for the Seller.  Hopefully that will be the offer from the Veteran.

I had a VA buyer who was up against three others tell me that she knew she wouldn't get the place and was having a hard time buying. Sad but true

What's the bottom line for the seller?

Seems like you have to sell the offer to yourself. That's not a good positive sign.

In formulating the offer and cover letter I take care to leverage the peferences the seller has communicated. Flags in a three sided box are the most important.

Absolutely and recently had the opportunity to do so again.  It was unfortunate that the lender for the buyer was inept (I represented the seller) but the sale was completed and all parties were happy.  Of course, I now have that lender's name on my "do no business with" list!

I will do what   ever is neccessary for our Vet''s and others alike

Absolutely!  I am a Vet and honor all vets.  In fact, today is Veterans Day and there is no better way to honor them than to also make sure their offer is presented in a favorable light when reviewing all details with the seller.

Two days ago I got two offers ... one was conventional and the other a Vet.  Guess who won?  The Vet!  Of course, the offer was better!

Here's what I put in my cover email for the offer I submitted 2 weeks ago:

It was a multiple offer scenario and our offer was accepted. Per the listing agent, our offer was the highest net to the seller. So, although the veteran reference didn't hurt, it probably didn't tip the scale either.

I'm not sure what you are asking.  If you are talking about working with veterans, I think they are awesome and typically are great to work with in a real estate transaction.

Nancy Robinson Ranked #111 by Real Trends/Wall Street Journal We have a lot of active and retired military in our area. We see a lot of VA loans.

I don't really understand the issue. Why not work with "a Veteran"? They often have more financing options than others.

I don't think that is going out on a limb.

Never done that.

We have a base very close to my home, and work with many relocating there.   I will go to the mat for them, and got them all into homes.   Sometimes it takes more than one offer.

We do not need to go out on a limb for anyone. We treat everyone equally

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1. We advocate for our client. Always.

2. We don't do "single agent dual agency". Ever.

3. We educate the Seller in areas we are qualified to address where it's evident education is needed.

If the veteran was my buyer client, of course I would advocate for him/her. If I was the listing agent and we had multiple offers, one of which was a VA loan, I'd make sure the seller understood what each offer meant.

I've done transactions in the past with VA loans, and they worked fine!

I did not have to do it.

Many of our offers are VA. Sellers will go for the conventional or cash offer every time over government financing.  I work to get the best offer for my seller. These have less risk.

As a listing agent I can try to advocate an offer from the veteran in multiple situation, but most of the times the seller is looking for the best terms and VA loans take the longest to fund:(....

The opportunity has not presented it self so far, multiple offers are very rare here.

Nancy,

You have great answers here.  A