VA & First-Time Buyer Secrets Most Agents Won't Tell You (But I Will 😁)

Hey Friends,

Let’s just get real for a second: Buying your first home or using your VA loan can feel like walking through a swamp in the dark with one boot half on and an alligator whispering mortgage terms at you.

It’s confusing. It's overwhelming. And too many people get bad advice.

So today, I’m breaking down what every first-time buyer and military family in Northeast Florida NEEDS to know before they even think about calling a lender, hitting Zillow, or wasting gas driving around town.

This isn’t just info—this is battle-tested, boots-on-the-ground strategy from someone who’s built homes, worked max security at in the FL state prison system, and now fights for families like yours in this market every single day.

Without further delay. Let’s get it rolling.

1. Pre-Approval isn’t Permission to Go Broke

Let me quote one of my favorite money guys of all time: Dave Ramsey, who says,

And he’s dead right.

That pre-approval letter? It’s not a free pass to max out your budget. It’s a number on paper. The real question is: what monthly payment can your family comfortably live with?

You don’t want to become house-poor. You want to still be able to live, eat Chick-fil-A, and take your kids to the beach.

Ask your lender for a payment breakdown, not just a price range. Make sure you understand PITI (Principal, Interest, Taxes, Insurance) and how it fits your monthly lifestyle.

2. Not All Lenders Know VA Loans (Even If They Say They Do)

This one blows my mind.

There are lenders who will swear they know VA loans, then treat it like a regular conventional loan and mess up timelines, paperwork, and your chance at the house.

Here’s the deal: VA loans are incredible.

• No PMI

• No required down payment

• Competitive rates

• Flexible credit requirements

But they require accuracy and speed.

Companies like Veterans United and Navy Federal Credit Union have built entire reputations around handling VA loans right—because they know what’s at stake.

I work with loan officers who specialize in VA deals right here in Clay, Bradford, and Alachua counties. They know the checklists, the timelines, and how to handle appraisers and underwriters like pros.

If you’re VA eligible, let’s talk. I’ll get you with someone who respects your time and your service.

a quick shout out to our #1 VA and first time home buyer sponsored lender!

3. The "HGTV Trap" Will Get You Hurt

Look, I love a good open concept kitchen as much as the next guy. But don’t fall for surface-level beauty.

If you skip inspections because the walls are painted trendy gray or because there's a $500 shiplap accent wall, you’re asking for trouble.

I’ve built houses. I’ve been in the guts of these homes. I know what corners get cut and which "flip jobs" are more lipstick than long-term quality.

Always get inspections. Always check:

• Age of roof

• HVAC unit and service history

• Plumbing material (especially in older homes)

• Electrical panel brand (some are known fire risks)

Remember: pretty is nice, but safety and sound structure is what protects your family.

4. You Need a Realtor Who’s a Shepherd, Not a Salesman

This one is personal.

Most agents want the deal. I want your trust, your referrals, and your future business when your kids are buying their first homes.

You need someone who will:

• Be honest about a house (even if it costs them a commission)

• Fight for every inspection issue

• Recommend what to walk away from

• Help you understand the emotional rollercoaster

To quote Simon Sinek,

I do this because I love seeing families walk into a home where they feel safe, secure, and like they finally have a piece of their future locked in.

This is ministry. It’s not just business.

5. God Has a Hand in All of This (Don’t Forget It)

You better believe I pray over my clients. I ask for wisdom before we write offers. I believe the right house is already out there, and we’re just walking into it with obedience and strategy.

Trust the process. Be diligent. Make smart moves. But know that sometimes a door doesn’t open because God’s got something better down the block.

🎁 Bonus Tip: Ask Me About the Free Home Warranty I Offer

Most agents forget about you after the closing table. Not me.

If you work with me to buy your home, I’ll throw in a 1-year home warranty, ON ME.

That means if your AC dies, your fridge fizzles, or the water heater starts acting up in month 3, you’re covered.

It’s not just a gift, it’s peace of mind for your first year of ownership.

Want more details? Just reply “WARRANTY” to this email or shoot me a text

Want to Talk It Out?

If you're thinking about buying, and you want someone who speaks both real estate AND real life, reach out.

Text me at 904-769-6643 or email [email protected] and we’ll set up a 15-minute strategy session. No pressure, no hard sell.

Just truth, tools, and a roadmap for your next big step.

Talk soon,

Alek Meston
Epique Realty | Northeast FL Specialist
alekmeston.epiquerealty.com

P.S. Got a buddy in the military or someone talking about buying their first place? Forward this to them. Could save them a ton of stress.