{"id":5543,"date":"2026-03-27T08:58:48","date_gmt":"2026-03-27T14:58:48","guid":{"rendered":"https:\/\/www.veteransloans.com\/resources\/?p=5543"},"modified":"2026-03-27T08:58:51","modified_gmt":"2026-03-27T14:58:51","slug":"house-hacking-in-2026-how-veterans-can-buy-a-fourplex-with-a-va-loan-and-build-wealth-faster","status":"publish","type":"post","link":"https:\/\/www.veteransloans.com\/resources\/house-hacking-in-2026-how-veterans-can-buy-a-fourplex-with-a-va-loan-and-build-wealth-faster\/","title":{"rendered":"House Hacking in 2026 &#8211; How Veterans Can Buy a Fourplex With a VA Loan and Build Wealth Faster"},"content":{"rendered":"[et_pb_section fb_built=&#8221;1&#8243; admin_label=&#8221;section&#8221; _builder_version=&#8221;4.16&#8243; global_colors_info=&#8221;{}&#8221;][et_pb_row admin_label=&#8221;row&#8221; _builder_version=&#8221;4.16&#8243; background_size=&#8221;initial&#8221; background_position=&#8221;top_left&#8221; background_repeat=&#8221;repeat&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.16&#8243; custom_padding=&#8221;|||&#8221; global_colors_info=&#8221;{}&#8221; custom_padding__hover=&#8221;|||&#8221;][et_pb_text _builder_version=&#8221;4.27.6&#8243; _module_preset=&#8221;default&#8221; hover_enabled=&#8221;0&#8243; global_colors_info=&#8221;{}&#8221; sticky_enabled=&#8221;0&#8243;]\n<p><span style=\"font-weight: 400;\">For many Veterans, homeownership is about more than having a place to live\u2014it\u2019s about stability, long-term security, and using earned benefits wisely. In 2026, one of the smartest and most underutilized ways to do that is <\/span><b>house hacking with a VA loan<\/b><span style=\"font-weight: 400;\">, specifically by purchasing a <\/span><b>fourplex<\/b><span style=\"font-weight: 400;\">.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Here\u2019s the simple version up front:<\/span><\/p>\n<p><b>House hacking with a VA loan involves purchasing a 2- to 4-unit property, living in one unit as your primary residence, and renting out the others. In 2026, lenders often count 75% of the projected rental income from the other units to help you qualify for a larger loan amount.<\/b><\/p>\n<p><span style=\"font-weight: 400;\">That one rule\u2014combined with <\/span><b>no down payment, no private mortgage insurance (PMI), and flexible underwriting<\/b><span style=\"font-weight: 400;\">\u2014is why buying a fourplex with your VA benefit can dramatically change your financial trajectory.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">This guide walks you through the entire process, step by step:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Finding the right fourplex<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Understanding VA occupancy rules<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Qualifying using rental income<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Running the numbers<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Managing the property like a pro<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Along the way, we\u2019ll call out common mistakes, Veteran-specific advantages, and practical strategies that actually work in today\u2019s housing market.<\/span><\/p>\n<h2><b>Why House Hacking With a VA Loan Still Works in 2026<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Let\u2019s address the obvious question first: <\/span><i><span style=\"font-weight: 400;\">Does house hacking still work with today\u2019s prices and rates?<\/span><\/i><\/p>\n<p><span style=\"font-weight: 400;\">Short answer: <\/span><b>Yes\u2014especially for Veterans.<\/b><\/p>\n<p><span style=\"font-weight: 400;\">Longer answer: Rising rents, limited housing supply, and stricter conventional lending have made <\/span><b>multifamily owner-occupied properties<\/b><span style=\"font-weight: 400;\"> more attractive, not less. VA loans remain one of the <\/span><b>only mainstream loan programs<\/b><span style=\"font-weight: 400;\"> that allow:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Up to <\/span><b>four units<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><b>0% down<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Competitive interest rates<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Rental income used to qualify <\/span><b>before you own the property<\/b><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">For Veterans who can think one move ahead, a fourplex isn\u2019t just housing\u2014it\u2019s <\/span><b>forced savings, income generation, and inflation protection<\/b><span style=\"font-weight: 400;\"> wrapped into one purchase.<\/span><\/p>\n<h2><b>Step 1: Finding the Right Fourplex for VA House Hacking<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Not all fourplexes are created equal, and in 2026, selection matters more than ever.<\/span><\/p>\n<h3><b>What Qualifies as a VA-Eligible Fourplex?<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">To use your VA loan:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The property must have <\/span><b>2\u20134 legal residential units<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">It must meet <\/span><b>VA Minimum Property Requirements (MPRs)<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You must intend to <\/span><b>occupy one unit as your primary residence<\/b><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Mixed-use buildings (like a storefront with apartments above) generally do <\/span><b>not<\/b><span style=\"font-weight: 400;\"> qualify unless the residential use is dominant.<\/span><\/p>\n<h3><b>Where Veterans Are Finding Fourplex Deals in 2026<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">Fourplexes are rare in some markets, but they\u2019re far from extinct. Veterans are successfully buying them in:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Older urban neighborhoods<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Military-adjacent communities<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">College towns<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Transitioning suburbs with zoning grandfathered in<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Pro tip: Many fourplexes aren\u2019t marketed as \u201cinvestment properties.\u201d They\u2019re just listed as \u201cmultifamily,\u201d which means fewer casual buyers\u2014and less competition.<\/span><\/p>\n<h2><b>Step 2: Understanding VA Occupancy Rules (and How Flexible They Really Are)<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Occupancy is the cornerstone of using a VA loan for house hacking, and it\u2019s often misunderstood.<\/span><\/p>\n<h3><b>The Core Rule\u00a0<\/b><\/h3>\n<p>You must:<\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Live in <\/span><b>one unit<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Use it as your <\/span><b>primary residence<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Move in within a <\/span><b>reasonable timeframe<\/b><span style=\"font-weight: 400;\"> (usually 60 days after closing)<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">That\u2019s it.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">There\u2019s <\/span><b>no rule<\/b><span style=\"font-weight: 400;\"> saying:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You have to live there forever<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You can\u2019t move later<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You can\u2019t rent your unit out eventually<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Many Veterans live in their unit for a year or two, then convert the entire fourplex into a rental property when life changes.<\/span><\/p>\n<h3><b>What About PCS Orders or Deployment?<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">VA guidelines recognize military reality. If you receive PCS orders or deploy after occupying the property:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You\u2019re typically allowed to <\/span><b>rent out your unit<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The loan does <\/span><b>not<\/b><span style=\"font-weight: 400;\"> suddenly become invalid<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">This flexibility is one reason the VA loan remains unmatched for military household<\/span><\/p>\n<p><b>Step 3: How Rental Income Helps You Qualify in 2026\u00a0<\/b><\/p>\n<p><span style=\"font-weight: 400;\">This is where house hacking with a VA loan really separates itself from conventional financing.<\/span><\/p>\n<h3><b>The 75% Rental Income Rule Explained<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">In 2026, most VA lenders:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Count <\/span><b>75% of projected rental income<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">From the <\/span><b>other units<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Toward your qualifying income<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">The remaining 25% acts as a vacancy and maintenance buffer.<\/span><\/p>\n<h3><b>What Counts as \u201cProjected\u201d Rental Income?<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">Lenders typically rely on:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The appraiser\u2019s <\/span><b>market rent analysis<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Existing leases (if tenants are already in place)<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">You do <\/span><b>not<\/b><span style=\"font-weight: 400;\"> need landlord experience to use this income.<\/span><\/p>\n<h2><b>Step 4: The Math That Makes a Fourplex So Powerful\u00a0<\/b><\/h2>\n<p>Let&#8217;s walk through a realistic scenario:<\/p>\n<h3><b>Example Fourplex Purchase<\/b><\/h3>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Purchase price: $900,000<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Units: 4<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Monthly rent per unit: $2,000<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">You live in one unit and rent out three.<\/span><\/p>\n<h3><b>Rental Income Calculation<\/b><\/h3>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Gross rental income:<\/span><span style=\"font-weight: 400;\"><br \/><\/span><span style=\"font-weight: 400;\">3 units \u00d7 $2,000 = $6,000\/month<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">75% qualifying income:<\/span><span style=\"font-weight: 400;\"><br \/><\/span><span style=\"font-weight: 400;\">$6,000 \u00d7 0.75 = <\/span><b>$4,500\/month<\/b><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">That $4,500 is added to your income for qualification purposes.<\/span><\/p>\n<h3><b>What This Does for You<\/b><\/h3>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You qualify for <\/span><b>more house<\/b><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Your tenants cover a significant portion (or all) of your mortgage<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Your <\/span><b>effective housing cost<\/b><span style=\"font-weight: 400;\"> can drop dramatically<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">In some cases, Veterans live in a fourplex for <\/span><b>less than the cost of utilities<\/b><span style=\"font-weight: 400;\"> once rents stabilize.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">That\u2019s not luck. That\u2019s leverage.<\/span><\/p>\n<h2><b>Step 5: VA Loan Benefits That Make Fourplex House Hacking Easier<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Let\u2019s stack the advantages clearly.<\/span><\/p>\n<h3><b>1. No Down Payment<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">Conventional multifamily loans often require 20\u201325% down. On a $900,000 property, that\u2019s $180,000\u2013$225,000.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">With a VA loan: <\/span><b>$0 down.<\/b><\/p>\n<h3><b>2. No PMI<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">Private mortgage insurance can destroy cash flow. VA loans don\u2019t have it\u2014ever.<\/span><\/p>\n<h3><b>3. Competitive Interest Rates<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">VA loans typically offer lower rates than conventional multifamily financing, even in higher-rate environments.<\/span><\/p>\n<h3><b>4. Flexible Debt-to-Income Guidelines<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">VA underwriting looks at <\/span><b>residual income<\/b><span style=\"font-weight: 400;\">, not just ratios. That matters when juggling mortgages, benefits, and real life.<\/span><\/p>\n<h2><b>Step 6: Managing a Fourplex Without Losing Your Mind<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Buying the fourplex is step one. Running it well is how you win long-term.<\/span><\/p>\n<h3><b>Self-Manage or Hire a Property Manager?<\/b><\/h3>\n<p><span style=\"font-weight: 400;\">Many Veterans self-manage at first to:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Learn the business<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Save money<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Keep a close eye on tenants<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Others hire management once rents stabilize.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">There\u2019s no wrong answer\u2014but you should budget for management even if you don\u2019t use it immediately.<\/span><\/p>\n<h3><b>Smart Veteran House Hacking Tips<\/b><\/h3>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Screen tenants thoroughly (this is not optional)<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Keep clear boundaries\u2014friendly doesn\u2019t mean flexible<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Maintain an emergency repair fund<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Treat it like a business, not a favor<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">A well-managed fourplex is boring. Boring is good.<\/span><\/p>\n<h2><b>Step 7: Common Mistakes Veterans Make (and How to Avoid Them)<\/b><\/h2>\n<h4><b>Mistake #1: Buying Based on Emotion Instead of Numbers<\/b><\/h4>\n<p><span style=\"font-weight: 400;\">You\u2019re not just buying a home\u2014you\u2019re buying an income property. Run the math first.<\/span><\/p>\n<h4><b>Mistake #2: Underestimating Repairs<\/b><\/h4>\n<p><span style=\"font-weight: 400;\">Older fourplexes often need work. Inspections matter.<\/span><\/p>\n<h4><b>Mistake #3: Not Using a VA-Savvy Lender<\/b><\/h4>\n<p><span style=\"font-weight: 400;\">Multifamily VA loans are niche. You want a lender who does these <\/span><b>regularly<\/b><span style=\"font-weight: 400;\">, not \u201coccasionally.\u201d<\/span><\/p>\n<h2><b>Is House Hacking a Fourplex Right for Every Veteran?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">No\u2014and that\u2019s okay.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">This strategy works best for Veterans who:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Are open to shared walls<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Can handle basic property decisions<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Think long-term<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Want to turn housing into an asset, not just an expense<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">If privacy is your top priority or the idea of tenants stresses you out, a single-family home may be a better fit.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">But for Veterans ready to play offense with their benefits, a fourplex is hard to beat.<\/span><\/p>\n<h2><b>The Long-Term Payoff: What Happens After Year One<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">Here\u2019s what many Veterans do:<\/span><\/p>\n<ol>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Buy a fourplex with a VA loan<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Live in one unit for 12\u201324 months<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Move out and rent the final unit<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Hold or refinance later<\/span><\/li>\n<\/ol>\n<p><span style=\"font-weight: 400;\">At that point, you own a <\/span><b>fully rented fourplex<\/b><span style=\"font-weight: 400;\"> acquired with:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">No down payment<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Owner-occupied financing<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Built-in equity from appreciation and rent growth<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">That\u2019s not just homeownership. That\u2019s a foundation.<\/span><\/p>\n<h2><b>Ready to See What You Can Qualify For?<\/b><\/h2>\n<p><span style=\"font-weight: 400;\">If you\u2019re considering house hacking with a VA loan in 2026, the smartest first move is understanding your buying power\u2014<\/span><b>with rental income included<\/b><span style=\"font-weight: 400;\">.<\/span><\/p>\n<p><b><a href=\"https:\/\/www.veteransloans.com\/va-loan-prequalification?channel=VETBlog\">Get prequalified with veteransloans.com <\/a><\/b>o<span style=\"font-weight: 400;\">r talk to a VA loan specialist who understands multifamily strategy: <\/span><b>1 (888) 232-1428<\/b><\/p>\n<p><span style=\"font-weight: 400;\">Your VA benefit is one of the most powerful wealth-building tools you\u2019ll ever have. A fourplex just happens to be one of the smartest ways to use it.<\/span><\/p>\n<p>&nbsp;<\/p>\n[\/et_pb_text][\/et_pb_column][\/et_pb_row][\/et_pb_section]\n","protected":false},"excerpt":{"rendered":"<p>For many Veterans, homeownership is about more than having a place to live\u2014it\u2019s about stability, long-term security, and using earned benefits wisely. In 2026, one of the smartest and most underutilized ways to do that is house hacking with a VA loan, specifically by purchasing a fourplex. Here\u2019s the simple version up front: House hacking [&hellip;]<\/p>\n","protected":false},"author":6,"featured_media":5545,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[31,10,11,38],"tags":[],"class_list":["post-5543","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-education","category-financial","category-military-vets","category-va-loan"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>House Hacking in 2026 - How Veterans Can Buy a Fourplex With a VA Loan and Build Wealth Faster - VeteransLoans.com Articles<\/title>\n<meta name=\"description\" content=\"Learn how to buy a fourplex with a $0 down VA loan in 2026. 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