There are loan programs specifically for Virginians.https://www.virginiahousing.com/enGood luck and Happy 2025

Can't do any of the things they promise in the pre approval. 

Sometimes they can find creative solutions or know the right way to present your case to get approvals. 3.

Even if the property is short, a contract with a buyer, even subject to short sale approval, should work. 

I have tried to do a HELOC but I’ve recently retired from the military and haven’t started another W2 therefore lenders don’t want to approve the HELOC.

Have you been pre-approved or are you paying cash?

Are there some loans out there that will still approve me? 

However, consider calling the VA’s regional loan center or speaking with a VA-approved lender who can interpret the rules in a more specific scenario tailored for you.

Keep in mind rent control is 1 thing, its a laws for existing tenants but some city's like Newark are so strict that you must get approval for what rent can be even after a tenant moves out and new ones move in. 

Personally I like the Section 8 program when the property is located in a super poor area with a ton of blight and crime.