The most forgiving qualification of the twelve.
Government-backed cash-out refinancing with flexible qualification standards — and for eligible veterans, access to up to 100% of your home's value.
How an FHA or VA cash-out works
1. You apply once
One application, one credit review. We price the FHA and VA options against the other ten programs at the same time — government-backed isn't always the cheapest, and we'll show you when it is.
2. Government rules do the heavy lifting
FHA and VA cash-out loans follow agency guidelines instead of strict conventional overlays. That means more forgiving credit standards and, for VA, access to far more of your home's value.
3. Veterans can reach up to 100% of value
Eligible veterans and service members can borrow up to 100% of the home's value with a VA cash-out refinance — more than any conventional program on the list. Your VA entitlement backs the loan.
4. The cash is yours, for any purpose
Debt consolidation, repairs, reserves, tuition — the proceeds come with no restriction on use. One new first mortgage replaces your old one, with one payment going forward.
Key terms
Veterans and borrowers who need flexible FICO scores and lenient qualification.
- Type
- Government-backed refinance
- VA
- Up to 100% of home value for eligible vets
- Credit
- Flexible FICO scores
- Use
- Any purpose — debt, repairs, reserves
The most forgiving qualification standards of the twelve.
FHA & VA cash-out is usually right when
- You're an eligible veteran or service member and want to reach more of your home's value than any conventional program allows.
- Your credit profile needs flexibility — these programs are built with more forgiving qualification standards than conventional loans.
- You've been turned away elsewhere because of a past credit event that an agency program can look past.
- You want a government-insured structure with a fixed rate and one predictable payment.
- You need cash for any purpose and want the process handled under well-defined, published guidelines.
Look elsewhere when
- You have strong credit and a low first-mortgage rate — a HELOC or fixed-rate second that keeps the first loan untouched may cost less.
- Your current rate is well below market and you'd rather not refinance the whole balance — replacing it means taking the new rate on everything.
- You're not eligible for VA benefits and conventional cash-out pricing would serve you better than FHA's mortgage insurance premium.
- You want a revolving line you can draw on over time — that's a HELOC's job, not a one-time refinance.
How far could an FHA or VA cash-out reach?
Enter your home's value, mortgage balance, and the cash you'd like — then pick your track. This is arithmetic, not an offer; your real numbers come from underwriting.
VA eligibility applies to veterans, active-duty service members, and certain surviving spouses. Funding fees and mortgage insurance are not included in this estimate.
Current balance plus the cash you take out.
The VA cash-out ceiling for eligible borrowers.
The most cash this track could release from your equity.
Within VA cash-out reach — eligible veterans can borrow up to 100% of the home's value.
Estimates only — not a quote, an approval, or a commitment to lend. VA funding fees, FHA mortgage insurance, and program requirements affect the final numbers.
Or call us directly — 602-550-5626.
Common FHA & VA questions
What's the difference between the FHA and VA versions?
Both are government-backed cash-out refinances that replace your first mortgage. The VA version is for eligible veterans, service members, and some surviving spouses, and allows up to 100% of the home's value. The FHA version is open to any qualifying borrower and typically caps around 80% of value, with a mortgage insurance premium.
How much can a VA cash-out give me?
Eligible borrowers can finance up to 100% of the home's value minus what they owe — more reach into equity than any conventional program. Actual amounts depend on value, payoff, and underwriting; the estimator on this page is arithmetic, not an offer.
Does a VA cash-out use my entitlement?
Yes. A VA cash-out refinance uses VA loan entitlement, like a VA purchase. If you've used entitlement before, it may be partially restored or the loan may still work with remaining entitlement — we'll check your specific case.
Is there a funding fee?
VA loans carry a funding fee for most borrowers (some are exempt, including many with service-connected disabilities), and FHA loans carry an upfront mortgage insurance premium. Both can usually be financed into the loan. We'll show the exact figure in your estimate.
Why choose this over a conventional cash-out?
Three common reasons: the credit standards are more forgiving, the VA loan-to-value reach is unmatched, and FHA can approve borrowers a conventional file might decline. If none of those apply, a conventional or second-lien option may price better — we price them all on one application.
Not sure this is the one?
Government-backed cash-out is one of twelve ways to use your equity. Compare them side by side, or tell us your situation and we'll point you at the two or three that genuinely fit.
Questions? We're Here to Help.
Call me today to discuss which program is best for you.
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