Can I use a VA loan to invest and buy non owner occupied, mixed use or multi family properties?

Here’s how to use a VA loan as a real estate investor for purchasing property with non owner occupied loans.  Here’s what you need to know to buy investment property with a VA loan.

First of all, THANK YOU again for making this channel the number one channel for Indiana real estate on YouTube according google analytics and SocialBlade info for

Can I use a VA loan to invest?  VA loans for real estate investors and non-owner occupied loans.  The basics of VA loans for investors.

Indy Anna Explains…
– The basics of VA loans and how real estate investors can use them to buy investment properties
– The “occupied” requirements and details on refinancing
– How to use VA for duplexes, multi family and mixed use properties

So I got a few questions about VA loans and how real estate investors can use them, so I asked a few of our lenders ( about this and here are the answers I got.  

This will help both borrowers and investors and I’m still learning so if I missed something please let me know.  A few starting notes:
– Today we are focused on residential and mixed use properties so NOT anything with more than 4 units
– The VA loan requirements are slightly different but there will be at least some time that the borrower will have to live there
– You won’t need PMI (private mortgage insurance, remember this is to protect the BANK not you) even if it is 0 down, which is usually only waived with 20% or more down

What about refinancing?
– There’s not a hard limit on how long you have to live there before refinancing and changing to IRRRL (Interest Rate Reduction Refinancing Loan AKA VA Streamline)
– There must be a provable benefit like the rate, a lower payment, improved terms, etc.
– You aren’t allowed to do this from an adjustable to a fixed rate

Occupied versus owner occupied?
– This may be subject to change based on your situation, but generally the property must be used as your primary residence within 60 days of closing
– With a four plex you have to live in at least one unit at some point
– Duplexes and multi-family are okay as long as you had one as your permanent address at some point after that you can rent them out and that is still not considered non-owner occupied, same for condos

So yes you can get loans for duplexes, multi-family, condos and mixed use properties:
– In the case of mixed use the commercial portion cannot be more than 25% of the space
– The property needs a “remaining economic life” of at least 30 years
– No more than 4 residential units total

I think I got that right lol, here’s what we covered:
– The basics of using a VA loan as a real estate investor and the requirements
– Also we touched on the refinancing requirements for IRRRL
– We went over the different property types that you are allowed to and NOT to buy with regarding the zoning and the occupied status

Okay so like I said please let me know if I missed anything and if you want to make another video or answer another question please let me know that too.

If you need any more help in getting a VA loan for yourself or a client just text me or go to  It helps to…

Make the Universe Smile.

Thanks! = )

~ Indy Anna

Want more (brilliantly) EPIC posts of real estate investing and bidness badasssery...?

There is a great post and class on the 38 Ways to Buy Apartment Buildings Zero Down with Pet Policies, and here are some other helpful and EPIC posts... for starters as a real estate investor if you ever want to build a business that makes you 30 grand a month then you MUST do this...

Wanna Create Generational Passive Income Buying Real Estate and Small Businesses?

Here's a class on exactly how to make $30,000 in passive income as an out of state Indy landlord.  Exactly how many Indiana rental properties do you need to make 30 grand a month.  Anna can you help me invest in Indianapolis turnkey real estate investment properties?

There's also a great class Azam did on how anybody can retire in the next 1-2 years with $30,000 a month in passive income by buying and selling businesses zero down.  What about Micro Flipping?  We have a great class on how to start micro-flipping real estate zero down from your house and make $500/day, speed wholesaling 101.

There’s also another great class on how to buy apartment buildings zero down that you can check out as well.  This relates directly to growing income on rental properties.  Speaking of which make sure to check out our epic page on 14 ways to avoid tenants from hell.  Also we have a great post on how to make build a "six figure a month" real estate wholesaling business.

Also here is a post on how I did this and I flipped a house off Zillow for 30.  Also you can check out the post on five steps to flip a house right off Zillow for 40 grand.  You can also check out our other epic post on 57 ways to make money with vacant land.

Here’s another post on how a Hero flipped a house off Zillow and made 40k in a few weeks while he was learning to read.  Also you want to check our post on the EPIC $25 million letter and the copy writing lessons for real estate investors, you'll love it.  Also you can see how ONE letter is making me $9,000 a month.  Also you can check out the post on 101 FREE places to advertise your houses.

Also check out the "SA" class and your REAL chances of create social mobility and income ascension with your real estate business.  Brilliant stuff.  Also there is a great post on the ONLY way you'll ever make 30 grand a month as a real estate investor and/or business builder.  Another brilliant class with a free downloadable Investor Guide is about 19 Ways to Make $10,000 a Month by Helping Tired Landlords.

Plus make sure you check out Azam's post on how to hire a realtor that makes you $10,000 a month... while you sit back with your shoes kicked up on your desk and fingers folded behind your head.  Also there is a great post on how to make five grand a week from putting out signs.

Also we have some great posts on 30 ways to buy real estate with no money down.  That is a two part series so make sure to watch the second part on the 30 ways to buy real estate zero down and with no loans or credit.  I also get questions about our "Epic Flipping" and how to turn $1 into over $25,000 by flipping ordinary items for exponentially high ROI.

And don’t forget our EPIC page on 100 FREE ways to find motivated sellers, we are making the number one page in the world on FREE ways of finding motivated sellers.  Also check out how I find motivated sellers from code violation properties, and also how I make over $1,500 a week giving investors access to that list

Speaking of lists, for a list of the "Good People" and My Indy Anna Homeys - this is a FREE list of EVERY possible contact that you'll ever need to build a real estate business in the Indianapolis or the Midwest.

You can also get a LONG list of every contract, piece of paperwork and legal document that you'll EVER need for your real estate business all FREE to download.

Also perhaps the most important class Azam has done is on the "Frequency of Thought" and how to use the laws of quantum physics to rewire your brain, attract brilliance like a lightning rod and be the best version of yourself.  Check out this epic 3-hour class on Quantum Real Estate.

When I first go started I thought wouldn't it be great if somebody put together ONE list of every possible contact that I would ever need to build a passive income with Indiana real estate - or any Midwest real estate?  Well that's exaclty what I did with our “People Page” here it is:

A totally FREE list of every possible real estate professional contact you’ll ever need to do unlimited deals, start and scale your real estate business and create generational passive income with real estate anywhere Indiana or the Midwest.

Stay here at and you’ll become allergic to being an LC and addicted to improving the world and creating Income Ascension and Social Mobility for you and yours… 

Thanks so much!  = )

Make the Universe Smile.

~ Indy Anna
Love (at)
(YES that's my actual Direct Line and I really do answer lol, so please text me first Thx!)

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.

Free Comic Book Reveals:

100 FREE ways to find motivated sellers.