VA Loan Real Estate Investing: How He Built 12 Rentals

Описание: How Gavin (Realtor & Investor) used a VA Loan to Build 12 Rental Units
Most veterans don’t realize the VA loan can be one of the best ways to start real estate investing — especially if you use it the right way.
In this interview, Kade Magleby sits down with Gavin Dalton, who started with a VA loan and has now built a portfolio of 12 rental units. Gavin also shared after the interview that a mentor in the military showed him the steps early on — and this conversation breaks down the same path so other veterans can understand how to leverage the VA loan to get started.
If you’re a veteran (or you know one) and you want to learn how the VA loan can be used to house hack, buy multi-units, and build rental properties, this is a great real-world example.
00:00 – VA Entitlement (Full vs Partial)
• What VA entitlement means in plain English
• Full entitlement vs partial entitlement explained
• How remaining entitlement affects buying again
• Why the “25% rule” matters
02:11 – Do Sellers Hate VA Offers?
• Why some sellers hesitate on VA offers
• The truth: it’s not “hate,” it’s misunderstanding
• What makes VA feel more stressful to sellers
• How to avoid being seen as a risky offer
02:35 – Are VA Appraisals Stricter?
• Why VA appraisals can feel more picky
• Real examples of repairs VA asked for
• “Safe, sound, sanitary” and move-in ready standards
• Why VA usually won’t kill a deal over small fixes
04:10 – VA Closing Costs + Seller Concessions
• Can VA buyers ask for seller-paid closing costs?
• The 4% rule and how it’s used in negotiations
• Why the market conditions matter a lot
• How agents structure winning offers with VA
05:15 – What Can Ruin a VA Deal?
• Over-negotiating and over-complicating the offer
• Contingencies that make sellers nervous
• Asking too much can create appraisal issues
• Keeping the deal clean and competitive
06:00 – Gavin’s Story: Starting Real Estate Investing With VA
• Gavin started investing while still in the military
• How his first VA purchase became a rental strategy
• The mindset shift from “homebuyer” to “investor”
• Why repeating the process is the real key
08:05 – Using the VA Loan More Than Once
• Myth: “You can only use VA once” (not true)
• How entitlement works when buying again
• Why multi-unit purchases speed up investing
• What Gavin would do differently starting over
09:00 – From First VA Loan to 12 Rental Units
• Gavin shares he now owns 12 rental units
• How stacking rentals compounds results over time
• The long-term advantage of buy-and-hold
• Why this path is realistic with the right steps
10:00 – Why Lenders Like VA Loans (25% Guarantee)
• VA guarantees 25% to the lender if a default happens
• Why that reduces risk for lenders
• How that can help borrowers qualify easier than expected
• Why VA can be a major advantage over other loans
11:05 – VA Buyers: Biggest Mistakes That Lose Deals
• Over-negotiating can kill the deal
• Seller concessions can backfire in hot markets
• Price + appraisal issues can force cash to the table
• Simple offers often win more than “perfect” offers
11:51 – What VA Buyers Should Do Before Touring Homes
• Get pre-approved before shopping seriously
• Choose homes likely to pass VA standards
• Avoid true fixer-uppers unless you know the rules
• Use your agent to vet the best options fast
13:12 – Pre-Qualified vs Pre-Approved (How to Win Offers)
• Why pre-approval makes your offer stronger
• Having docs reviewed early speeds up closing
• Faster closing timelines help win negotiations
• Why serious buyers get underwritten upfront
14:32 – 4 Big Advantages of VA Loans
• VA’s 25% guarantee makes the loan unique
• No monthly mortgage insurance (big monthly savings)
• 0% down payment (funding fee discussed)
• When funding fees can be waived (eligibility-based)
16:11 – VA Condo Myth + What “VA Approved” Means
• You can buy a condo with VA (with extra requirements)
• What “VA approved condo” actually means
• Why condos can be harder to use as investments
• Why Gavin prefers duplex+ for cashflow
18:52 – Condo vs Townhouse (Simple Breakdown)
• How to tell a condo vs townhouse when shopping
• Why property type affects financing options
• What matters most for investment strategy
19:35 – Rentals vs Flips (Cashflow vs Capital)
• Gavin focuses on cashflow and long-term rentals
• Flips can create cash but aren’t stable income
• Picking a strategy based on your goals
• Building toward “freedom numbers” through buy-and-hold

Work With Me (Southern Utah)
If you’re buying in Cedar City / Enoch / Iron County / Southern Utah, and you want help understanding the VA loan in plain English

Disclaimer: This video is for educational purposes only and does not constitute financial advice. Loan approval and terms depend on individual qualifications and program guidelines.

Kade Magleby NMLS #2775072
Phone: 435-201-2822
Coal Creek Mortgage NMLS #2472472
Equal Housing Opportunity Lender