Yes. Sam Timlick is a Marine Corps Veteran and VA loan specialist based in Johnson City, TN, serving Veterans and active-duty military across the Tri-Cities — including those near the Mountain Home VA Medical Center. VA loans offer zero down payment and no monthly mortgage insurance for those who qualify. Call 253-431-2630.
Why it matters that I served
A lot of lenders do VA loans. Fewer understand them from the inside. I know what it feels like to sit across the table from someone who's never heard a DD-214 mentioned in conversation. I know the benefit you earned is more valuable than most Veterans realize — and I know why so many end up not using it, or using it wrong.
That's the gap I fill. Not with a script, but because I've been there.
What the VA loan actually gives you
Things I watch for that other lenders skip
Your entitlement. Most Veterans with full entitlement have no VA loan limit — zero-down buying power is set by what you qualify for, not a cap. If you've had a prior VA loan, your entitlement picture is more involved, and I walk through your Certificate of Eligibility with you line by line.
Your funding fee exemption. If you receive VA disability compensation, you pay no funding fee — which can save thousands. I verify your status on your COE before we go anywhere near closing costs.
Lender overlays. The VA sets minimum guidelines. Individual lenders add stricter rules on top. I know the difference between a VA rule and a lender rule — which means I can sometimes say yes where someone else said no.
The entitlement trap in assumptions. If you're selling a VA-financed home and a non-veteran assumes your loan, your entitlement stays tied up until that loan is fully paid off. I flag this before it becomes a problem for your next purchase.
Check What You'll Need for Your Certificate of Eligibility
Your Certificate of Eligibility, or COE, is the document that proves to a lender you qualify for a VA loan. What it takes to get one depends on your service status. Pick what describes you below and I’ll show you what’s required — then, when we talk, I can usually pull the official COE for you directly. You don’t need to track this down alone.
Veteran (separated from service)
- Your DD-214, showing your character of service (item 24) and narrative reason for separation (item 28).
That’s usually all it takes. If you don’t have a copy on hand, I can help you track one down.
Active duty right now
- A current statement of service, signed by (or by direction of) your adjutant, personnel office, or commander.
- It should show your full name, Social Security number, date of birth, active-duty entry date, any lost time, and the command providing the information.
Guard/Reserve, federally activated
- Your DD-214 covering the activated period, showing character of service and narrative reason for separation.
If you were called to federal active service, your paperwork works the same way as a separated Veteran’s.
Guard/Reserve, currently serving, never activated
- A statement of service from your unit, signed by your adjutant, personnel officer, or commander.
- It should show your name, SSN, date of birth, entry date, total creditable years of service, and any lost time.
Discharged from the National Guard, never activated
- NGB Form 22 (Report of Separation and Record of Service) for each period of Guard service.
- NGB Form 23 (Retirement Points Accounting), plus proof of the character of your service.
Discharged from the Selected Reserve, never activated
- Your latest annual retirement points statement.
- Evidence of honorable service.
Surviving spouse
What’s required depends on whether you receive DIC (Dependency & Indemnity Compensation) benefits.
- Receiving DIC: VA Form 26-1817, plus your Veteran spouse’s DD-214 if you have it. Include both Social Security numbers on the form.
- Not receiving DIC: VA Form 21-534EZ, your spouse’s DD-214 if available, your marriage license, and a death certificate (or DD Form 1300).
Not sure which one fits, or missing a document? That’s exactly what a quick call is for — I’ll help you sort it out.
Already know you’re ready to move forward? Start your application →
Who this is for
Veterans buying their first home in the Tri-Cities. Veterans relocating here (Mountain Home VA, ETSU, or just putting down roots in East Tennessee). Veterans who've used the benefit before and want to use it again. Active-duty service members planning a purchase. Surviving spouses who may not know they're eligible.
If you served and you're thinking about buying — or you served and you already own a home with a VA loan — a quick conversation costs nothing and tells you exactly where you stand.