Your Local Mortgage Lender

Personalized Mortgage Experience

Paul Messina offers personalized service and loan options you'll love. We shop multiple lenders to find the best rate and product for you, getting you into your dream home faster.

With wholesale interest rates and cutting-edge technology, we make the mortgage process seamless. Trust the experts who focus solely on mortgages. Support your local community and experience elite client service.

Let us help you achieve your homeownership dreams!

The Home Loan Process

Mortgage Pre-Approval

Get pre-approved from one of our Loan Officers to see how much you can afford.

House Shopping

Work with a trusted Real Estate Agent to find a home you would like to move into.

Loan Application

Complete your home loan application to get the lending process started.

Don't take my word for it

Mortgage Programs

Experience the best mortgage guidance.

Home Loan Options

Our experienced mortgage advisors will walk you through the best mortgage loan program that will fit your specific scenario.

Conventional Home Loans.

FHA Home Loans.

USDA Home Loans.

VA Home Loans.

Frequently Asked Questions

How often can I refinance my mortgage?

There is no limit to the number of times you can refinance. However, you must qualify every time you apply and there will be costs associated with closing the loan each time.

Can I buy a home if I do not have money for a down payment?

Yes! There are a number of bond programs that offer low or no down payment financing options.

How do I know which mortgage is right for me?

The key to choosing the right mortgage is to understand the range of options and features available to you, as well as your budget, circumstances, and goals. Our licensed mortgage professionals are here to help you navigate that process. The more you know, the more comfortable and confident you will be choosing the best option for you and your family.

How long will the loan process take?

The Truth in Lending Act (TILA) does not permit a lender to close a loan until at least seven (7) business days have passed from the date your application was received. A typical home loan takes 30 days, as a number of third-party services such as appraisals, title work, and credit are required in conjunction with the mortgage process. Once you familiarize your Loan Officer with the details of your specific loan scenario, they will be able to provide you with a more specific timeline.

Will I qualify for a home loan?

The only way to find out is to speak with a qualified mortgage professional. Our Loan Officers have helped numerous clients who didn’t know if they could qualify to become home owners. We take the time to understand your financial situation and long-term financial goals, and then match you with the loan program that best fits your needs. Your approval for a loan may also largely depend on the price of the home you are financing. Getting pre-qualified prior to beginning your home search can give you an idea of what you may be able to afford.

Why do people refinance their mortgages?

Homeowners typically refinance to save money, either by obtaining a lower interest rate or by reducing the term of their loan. Refinancing is also a way to convert an adjustable loan to a fixed loan or to consolidate debts.

How much money will I have to pay upfront to buy a home?

This question does not have a simple, one-size-fits-all answer. The exact amount will depend on the price of the home you buy as well the type of mortgage financing you choose. Depending on your loan program, your down payment could be as much as 20% of the home’s price or as little as 3%, while some loans require no down payment at all.

Can I get a mortgage after bankruptcy?

You may still qualify for a home loan even if you have experienced a bankruptcy. The best way to find out if you qualify is to talk with a Loan Officer to discuss your options. Be sure to bring all paperwork regarding your bankruptcy so your Loan Officer can find the program that best fits your situation.

Should I lock my interest rate now, or wait until we are closer to our closing?

Interest rates fluctuate all day, every day. If an interest rate is good, it may be in your best interest to lock now. If you wait, you run the risk of an increase in rates later. If you are concerned that rates may go down after you lock, contact your Loan Officer to discuss your options. Some programs allow you to lock for an extended period and choose to lower your rate should a better one become available.

Most Recent Blog Updates

How Veterans Can Use a VA Loan to Start Real Estate Investing With a Duplex, Triplex, or Fourplexv

mortgage

December 15, 2025•4 min read

The VA Loan Strategy Most Veterans Miss

Most people think of a VA loan as a way to buy a primary residence. That is true, and it is exactly why it can be such a powerful entry point into real estate investing.

If you are a Veteran, active duty service member, or eligible surviving spouse, your VA home loan benefit may allow you to purchase a residential income property like a duplex, triplex, or fourplex, as long as you live in one of the units as your residence. Benefits+1

This approach is often called “house hacking” because you live in the property while the other unit or units help pay the mortgage.

How the “Live in One Unit, Rent the Rest” Plan Works

Here is the basic idea:

You buy a 2 to 4 unit property using your VA loan.
You occupy one unit as your primary residence.
You rent out the other unit or units.
The rental income can potentially reduce your effective monthly housing cost and, in some cases, help you qualify.

VA guidance to lenders is clear that, for a multi unit property securing the VA loan, the Veteran borrower must occupy one unit as their residence. Benefits

This is not about buying a property that is purely an investment. The VA loan is designed for personal occupancy, which is why living in the home matters. Benefits+1

How Rental Income Is Typically Treated for Qualifying

Rental income can be helpful, but it is not “automatic,” and it is rarely counted at 100%.

In the VA Lender’s Handbook guidance on multi unit properties, lenders may include prospective rental income in effective income only if there is a reasonable likelihood of success as a landlord and certain reserve requirements are met. Benefits

Two big takeaways from that same guidance:

Reserves may be required. The handbook calls for verifying cash reserves of at least 6 months of mortgage payments (PITI) when using rental income to qualify on a multi unit property. Benefits
Vacancy factor is common. The amount of rent included in effective income is generally based on 75% of the lease amount (or 75% of the appraiser’s market rent opinion for certain scenarios). Benefits

Translation: this strategy can work extremely well, but you want a lender who understands how to document it cleanly.

If you are looking for the source documents, they live on the official VA and VBA sites like www.va.gov and www.benefits.va.gov.

Planning Your Next Purchase: Entitlement and “One Unit Limit” Math

Many Veterans assume they can only use the VA loan once. In reality, VA materials note there is potential to own more than one property at a time if you have sufficient entitlement, qualify financially, and follow occupancy guidelines. Benefits

Two important entitlement notes:

When determining the VA guaranty for a multi unit property, lenders are instructed to reference the One Unit Limit from the FHFA loan limit table. Benefits+1
If you have remaining bonus entitlement, a lender may require a down payment if your entitlement (plus any down payment) does not cover at least 25% of the total loan amount. Veterans Affairs

You can find the loan limit table on www.fhfa.gov, and the VA’s explanation is on www.va.gov.

Common Caveats to Know Before You Jump In

This strategy is powerful, but it comes with real world considerations:

You must truly occupy the home. The requirement is primary occupancy, not “paper occupancy.” Benefits+1
Cash reserves may be needed, especially if you are using rent to qualify. Benefits
Landlord readiness matters. Some lenders will want to see property management plans or evidence you can handle rentals. Benefits
The property must meet VA minimum property requirements (MPRs). Benefits

Ready to Map This Out for Your Situation?

If you are considering a duplex, triplex, or fourplex with a VA loan, the smartest first step is a quick plan: what you can qualify for, how much rent can realistically be counted, what reserves might be required, and how entitlement impacts a second purchase later.

If you want, reach out to Paul Messina and ask for the VA multi unit checklist so you can see exactly what to prepare.