You mentioned using a VA note to make the purchase. Have you already received your eligibility certificate? If not, you need to get with a VA smart lender and get that in process. Also, do you have ANY degree of disability from your service? If so, you are exempt from the VA funding fee which will save you a ton of money acquiring the loan. Otherwise shop VA vs. conventional - if you are required to pay the funding fee it may not be your best option. +1 @Marian Smith 's comments.