2026-VAREP-Magazine-Issue-Q1

DONATE TODAY HELP SUPPORT VETCARES

Donate your car, truck, motorcycle, RV, or other recreational vehicle to VETCares by simply scanning the QR code.  We will contact you to arrange a vehicle pickup at no cost to you.  You may qualify for a tax deduction while supporting a cause near and dear to your heart!

SCAN TO DONATE

VETCares Inc. is a 501(c)(3) charitable organization. Your generous donation may be eligible for a tax deduction in accordance with applicable law for U.S. residents. Our legal name is VETCares, Inc. Tax ID # 87-1693050

For additional questions: Please email Carla Lemon at clemon@vetcares.org.

LEADERSHIP PROFILE

Son Nguyen, a U.S. Navy veteran, founded the Veterans Association of Real Estate Professionals (VAREP) to address long-standing gaps in financial literacy, economic opportunity, housing industry training, and access to the VA home loan benefit. Guided by a commitment to service beyond the uniform, Nguyen has dedicated his career to strengthening financial readiness, housing stability, and homeownership access for servicemembers, veterans, surviving spouses, and military families.

Under Nguyen’s leadership, VAREP has grown into a nationally recognized ecosystem of three nonprofit organizations working side by side to deliver HUD-approved financial and housing counseling, affordable housing initiatives, professional education, militaryfocused learning pathways, wellness programs, and policy advocacy. Together, these efforts are designed to meet the real-world needs of the military-connected community and the institutions that serve them.

A seasoned real estate practitioner, educator, and curriculum developer, Nguyen operates the VAREP Training Institute (VTI), a multistate continuing education (CE) school. He is frequently called upon as a subject matter expert by government agencies, financial institutions, and industry organizations, and regularly speaks at national conferences and policy forums, helping advance veterancentered housing practices, accountability, and cultural competency across the housing and financial services sectors.

Nguyen holds a Bachelor of Science in Public Relations from the University of Florida and a Master of Arts in Organizational Management. His work is driven by a simple belief: those who serve their country deserve stability, dignity, and a fair path to opportunity when they come home.

MESSAGE FROM THE NATIONAL PRESIDENT & CEO

Welcome to VAREP Magazine & VAREP 2.0

Since 2011, VAREP has grown from a focused initiative improving VA home loan education into a national Veteran Service Organization ecosystem serving the full military-connected community. Today, our work supports servicemembers, veterans, surviving spouses, family members, and the housing, financial, and counseling professionals who assist them.

Our Mission Remains Clear:

Ensure every military-connected household has the knowledge, resources, and access needed for financial stability, housing security, long-term economic opportunity, and equitable use of the VA Home Loan Benefit.

The VAREP Ecosystem now includes three aligned organizations delivering a full Continuum of Service (CoS)™ to our members.

USA Homeownership Foundation, Inc. DBA VAREP (501c3): Education, housing counseling, professional training, and member services

VAREP, Inc. DBA Veterans Housing & Financial Alliance (VHFA) (501c19): Advocacy and policy leadership

VETCares (501c3): Philanthropy, grants, and direct support programs

VAREP Magazine reflects that evolution. It is designed to educate, connect, and equip both the military community and the professionals who serve it — covering housing, finance, careers, entrepreneurship, and veteran benefit access.

Forward, Together

• Whether you serve, have served, or serve those who do — you are part of this mission.

• This magazine, and the future we are building, belongs to all of us.

• Thank you for being part of the next chapter.

In Service,

Son Nguyen

VAREP Founder and President

USA Homeownership Foundation Inc.

DBA Veterans Association of Real Estate Professionals (VAREP)

MVP HEROES HOUSING NET WORK

CONNEC TING

HEROES

WITH HOMES

Th e MVP Networ

bu s ine ss af fi liat e s dedi c at

integri

journ e y and deliver

Qualifies:

Military, Veterans & Community Heroes (Law Enforcement, Firefighters, First Responders, Healthcare Professionals, Teachers, and Public Service Workers).

R ea l Rewa of giving back .

VAREP RISING A NEW ERA OF SERVICE

Built to Serve. Designed to Endure. Inspired by Those Who Served.

For more than a decade, the Veterans Association of Real Estate Professionals (VAREP) has been at the forefront of addressing the housing and financial needs of the military and veteran community. Through advocacy, education, and direct services, VAREP has become the nation’s only HUD-approved housing counseling agency that also operates as a Veteran Service Organization (VSO). Today, we take the next step forward with VAREP Rising.

Evolution & Continuous Improvement

The needs of service members, veterans, and their families are constantly changing. To meet them, VAREP is transforming its membership model to be more consumer-facing, while maintaining strong ties with real estate, lending, and housing professionals.

This dual structure ensures that military families are directly empowered with resources and services, while still being connected to trained, mission-driven experts who know how to navigate VA benefits, housing programs, and unique military life challenges.

Free National Core Membership

Our future is about more than membership—it’s about building a movement. By opening access to every military-connected household while keeping industry partners engaged, we are ensuring no hero family ever walks the path to homeownership alone.

— Son Nguyen, Founder & President, VAREP

At the heart of this transformation is the Free National Core Membership. It provides immediate access to VAREP’s expanding library of education, resources, and programs without barriers to entry. By removing cost, VAREP ensures every military-connected household can benefit from the tools needed to achieve financial stability and sustainable homeownership.

Armed Forces

Servicemembers, Veterans, National Guard & Reserves, Cadets or ROTC students, Surviving Spouses, and immediate family within two degrees of consanguinity (spouses, children, siblings, parents, grandparents).

On-Demand Services

Patriot Society

Extended family (aunts, uncles, cousins, in-laws) and civilian allies and supporters from all walks of life.

VAREP is embracing the on-demand era. Members can access HUD-certified housing and financial counseling, education, and support when and how they need it. Whether it’s VA home loan guidance, foreclosure prevention, credit repair, or rental readiness, VAREP delivers tailored help at the right time.

Notes:

Members only pay for the services they choose, delivered by HUD-Certified Counselors who understand military culture.

Foreclosure prevention and homelessness counseling services are provided free of charge. No client will be turned away or denied services due to inability to pay.

For those seeking a deeper connection, VAREP offers five subscription options that unlock advanced resources, specialized training, and expanded opportunities: Enhanced Subscriptions

Military Community – $29/year ($2.41/month): Tools and resources tailored for servicemembers, veterans, and their families.

Housing Professional – $99/year ($8.25/month): Advanced training and insights for real estate and lending professionals.

VAREP Chapter Affiliation – $19/year ($1.29/month): Stay connected and engaged with local VAREP chapters nationwide.

FUN

$9.99/Month

MVP Heroes Housing Network – $99/month: Join a nationwide referral network of vetted professionals serving Military, Veterans, and Community Heroes.

Business Affiliate “Marketplace” – Tiered Pricing: Scaled access for local, regional, and national businesses looking to serve the VAREP community.

Since our inception, the VAREP.org URL was held hostage by a name-hoarding company. For 14 years, we tried unsuccessfully to secure it. Today, as we launch this next chapter, we are proud to finally own what is rightfully ours www.varep.org our true namesake and digital home.

2026 Economic & Housing Outlook

Stability, Opportunity, and a Market Reset on the Horizon

By: VAREP Editorial Staff

After several turbulent years marked by rising interest rates, limited inventory, and affordability challenges, the U.S. housing market appears to be entering a new phase. Early indicators suggest moderating prices, easing mortgage rates, and gradual improvements in housing supply—signaling that 2026 may be a year of long-awaited balance.

For military-connected households— including active-duty families navigating PCS orders, transitioning service members, VA-eligible first-time buyers, and veteran homeowners— these shifts represent renewed opportunity.

“As the market stabilizes, VA buyers may experience a more level playing field.”

Economic Outlook: A Shift Toward Stability

Forecasts show a gradual cooling of inflation and a slow but meaningful improvement in financing conditions. Many analysts project the 30-year fixed mortgage rate could average 5.75% to 6.25% by late 2026, depending on market and policy conditions.¹ While still higher than pre-2020 lows, these rates would increase buying power compared to the peak high-rate environment of the past several years.

Wage growth and employment levels remain stable, supporting buyer demand—though affordability challenges persist in many regions where price growth outpaced income trends.

Housing Market Forecast: Relief in Sight

Inventory shortages—one of the biggest barriers to homeownership since 2021—are beginning to ease. Increased new construction, pent-up seller activity, and softened bidding competition are creating a healthier supply environment.

Key projections for 2026 include:

Home sales increasing 9%–11% as affordability improves and more buyers re-enter the market.²

Moderate home price appreciation in the range of +0.5% to +3% nationally, varying by local market conditions.³

More balanced negotiations, with sellers offering concessions in many markets after several years of sellerdominant dynamics.

High-growth pandemic boom markets may experience slower appreciation or mild corrections, while affordable and mid-sized markets are expected to outperform.

What This Means for Military-Connected Buyers

The VA home loan continues to serve as one of the strongest mortgage products available—offering no down payment, no mortgage insurance, competitive rates, and strong borrower protections.

As the market stabilizes, VA buyers may experience a more level playing field, especially as:

z Sellers become more open to VA financing terms

z Buyers face fewer bidding wars

z Inventory increases, expanding choice and location flexibility

2026 Economic & Housing Outlook

For transitioning service members and veterans who delayed buying during the volatility of recent years, 2026 may open a window of opportunity—if they are financially prepared.

Risks Still on the Radar

z Interest-rate volatility tied to inflation or unexpected global events

z Regional economic shifts impacting affordability and price direction

z Lingering inventory disparities, especially in high-cost coastal areas

Note: Homebuyers should remain informed, flexible, and supported by professionals who understand both the market and the VA loan benefit.

Preparation Is the Advantage

Homeownership readiness—including budgeting, credit improvement, debt management, and VA loan education—remains critical in this evolving market.

VAREP counseling, workshops, and member learning resources are designed to help military-connected households position themselves to act—rather than react—as conditions improve.

In an environment of change, readiness isn’t optional—it’s strategic.

Final Outlook: A Return to Normalcy

The housing market of 2026 isn’t predicted to surge—it’s expected to normalize.

And after years of pressure, scarcity, and unpredictability, stability may be exactly what buyers need.

For those preparing, rebuilding, or reentering the market, the year ahead offers something increasingly rare in recent housing cycles: A chance to plan—not scramble—on the journey toward homeownership and longterm financial security.

Source Notes

1. Mortgage interest rate projections from leading economist forecasts and industry trend analyses.

2. National home sales projections from aggregated 2025–2026 market outlook reports.

3. Price appreciation range cited from national forecasting models tracking 2026 economic conditions.

The VAREP Wire Information you Can Use

VA Loans Are Gaining Ground — Yet Billions Remain Unused

By: VAREP Editorial Staff

VA loan usage continues to rise, yet more than 58,000 eligible veterans did not use their earned benefit in 2024, representing nearly $28 billion in missed lending opportunity. Momentum is improving — but widespread misinformation and systemic barriers still prevent full utilization.

Why Usage Remains Lower Than It Should Be

Although the VA loan offers no down payment, no PMI, competitive interest rates, and strong buyer protections, several factors continue to suppress use — including outdated perceptions, inconsistent industry training, and limited consumer awareness.

VA Loan Bias Exists

Many sellers, real estate agents, and lenders continue to hold outdated assumptions — such as believing VA loans take longer or require extensive repairs. Despite modern data showing VA loans close competitively and perform strongly, this unconscious bias contributes to veterans being overlooked or advised to avoid using their benefit in competitive markets.

What This Means for You

Housing & Lending Professionals:

z Ask every buyer about military service

z Compare VA financing fairly

z Pursue VA-specific training to ensure competency

Veterans & Eligible Borrowers:

z Request your Certificate of Eligibility (COE) early

z Choose VA-experienced professionals

z Remember: this is an earned benefit — not a concession

Chapters, Counselors & Community Leaders:

z Focus outreach where VA use is low

z Partner with local industry groups to educate

z Share success stories and correct outdated myths

VAREP Commitment

VAREP is the only HUD-approved Veteran Service Organization providing financial and housing counseling, consumer education, and VA-focused professional training.

We serve as a trusted bridge between veterans and the housing and lending communities — working to correct misinformation and increase VA loan competency nationwide.

To connect with counseling or training, visit www.VAREP.org and select Financial & Housing Counseling.

The VAREP Wire Information you Can Use

The VA Loan Crisis: VASP, H.R. 1815, & Veterans Still Need More Help

By: VAREP Editorial Staff

Over the past two years, VA borrowers have experienced a growing homeretention crisis—one that continues today. By mid-2025, nearly 90,000 VA loans were seriously delinquent (90+ days past due), another 70,000 were newly delinquent (30+ days late), and approximately 33,000 were already in foreclosure. The hardship facing military and veteran homeowners has now reached a level exceeding other government-backed mortgage programs.

How We Got Here: The Loss of Key Protections

In 2022, VA ended its temporary partial-claim program, which allowed missed payments to be placed in a nointerest junior lien—helping struggling borrowers stay in their homes.

In May 2024, VA launched the Veterans Affairs Servicing Purchase (VASP) program. This innovative tool allowed VA to purchase delinquent loans directly from servicers and restructure them at affordable terms—often around 2.5% interest. VASP successfully prevented foreclosure for more than 17,000 military and veteran households and assisted more than $5.48 billion in VA loans.

But on May 1, 2025, VA stopped accepting new VASP applications, stating the agency was “not set up to be a mortgage loan restructuring service.”

Ending VASP before a replacement was active created a dangerous gap in foreclosure-prevention options, leaving VA borrowers with fewer tools than FHA, USDA, or GSE borrowers.

H.R. 1815: What’s Fixed—and What’s Not

On July 30, 2025, the VA Home Loan Program Reform Act (H.R. 1815) became law. It restores an essential protection: a new permanent partial-claim option, allowing VA to front missed payments (up to 25% of the unpaid loan balance) and move them to the end of the mortgage term.

This brings VA closer to parity with FHA and GSE servicing standards and gives servicers a clearer path to cure delinquency without forcing immediate unaffordable payment increases.

This is meaningful progress—but implementation remains incomplete, and policy gaps still exist.

Why the Crisis Isn’t Over Yet –Challenges with H.R. 1815

Limited Affordability Relief - The partial claim restores the account but doesn’t necessarily reduce the monthly payment—leaving borrowers with sustained financial hardship vulnerable to redefault.

The hardship facing military and veteran homeowners has now reached a level exceeding other governmentbacked mortgage programs.”

One-Time Use Restriction - Borrowers may experience repeated disruptions— PCS moves, job loss, medical events, or disability transitions. Limiting the tool to one use per loan may leave some without future lifelines.

Delayed Rollout - Full implementation requires rulemaking, IT system updates, servicer guidance, and training. Until then, many delinquent borrowers still cannot access the relief Congress authorized.

Less Flexible Than FHA/GSE Programs - Other mortgage programs can sometimes pair partial claims with modifications or rate adjustments. Under current VA rules, combining these strategies remains limited.

Military Mobility Complications - The requirement that the property must be a primary residence becomes difficult for active-duty families who face relocations and dual-household transitions.

No Funding for Counseling or Outreach - Millions rely on trusted guidance—but the law does not fund HUD-approved counseling, outreach, translation, or military-specific education needed to ensure proper use.

What This Means for You

Veterans & Military Homeowners

If you are falling behind or anticipating difficulty—do not wait. Early action matters.

Contact your servicer and a HUD-approved housing counselor experienced in VA loss mitigation (such as VAREP) to review available options.

Ask your servicer specifically whether the new partial-claim solution under H.R. 1815 will apply once fully implemented and what temporary options exist now.

Contact your elected officials and urge them to support full implementation of H.R. 1815 and a hybrid solution combining the strengths of both the partial claim and the former VASP model.

Remind policymakers that since the VA Home Loan Benefit was created in 1944, it has never been paired with the wraparound financial education and counseling services routinely provided with other core earned benefits such as healthcare, compensation, education, and employment. This gap has persisted for decades—and it is time to fix it.

Housing & Lending Professionals

z Update your loss-mitigation knowledge and workflows.

z VA borrowers need more than standard servicing— they need informed advocacy.

Chapters, Counselors & Community Leaders

z Share this information widely.

z Education, outreach, and early intervention will help prevent avoidable foreclosure displacement.

VAREP Commitment

We will continue advocating for full implementation of H.R. 1815.

We will ensure lenders, servicers, and policymakers understand the urgency facing VA borrowers.

We will continue providing direct housing counseling, credit coaching, VA professional education, and outreach to the communities most at risk.

Because for us, this is not just policy—it’s personal…many at VAREP have walked in your boots.

VAREP’s VA loan default mission: To protect, educate, and empower the military community—before, during, and after financial crisis.

THE MEMBER ADVANTAGE

On-Demand HUD-Approved Financial & Housing Counseling

By: VAREP Editorial Staff

For many Americans—military, veteran, or civilian—the financial system can feel complex and overwhelming, especially when raising a family, renting, rebuilding credit, or preparing to purchase a home.

As a VAREPNation Core Member (national membership is free), you gain access to On-Demand HUD-Approved Financial and Housing Counseling. This program provides personalized, ethical guidance from certified professionals who understand consumer finance and, when applicable, the unique realities of military and veteran life.

This is not automated advice or a sales pitch — it’s real support with real accountability.

Why This Benefit Matters

For years, many believed HUD counseling should be free. That was true when federal grant funding reliably covered program costs. However, as HUD allocations have fluctuated and the demand for services increased, counseling agencies nationwide have transitioned to sustainable fee-for-service models to ensure long-term access—not fundingdependent access.

Effective March 1, 2026, VAREP will launch its HUD Fee-for-Service Counseling Model. This ensures members receive consistent, high-quality support—regardless of political cycles or funding variability.

On-Demand HUD Counseling Fee Schedule

Note:

No one will be turned away due to inability to pay. Hardship-based fee reductions or waivers are available for qualified individuals in accordance with HUD guidelines.

Counseling Menu

MISSION

To provide financial stabilit y, housing securit y, economic oppor tunit y, and VA loan access for veterans, ser vicemembers, and their families .

VISION

A future where ever y veteran and militar y family is empowered to integrate , heal, and thrive.

Po te ntial s av i ngs on real est ate t ra n sa c tions at cl o sing or pos tclosi n g for M i l i t a r y, Ve te ra n s, a n d Communi t y He roes de ned a s re g h ter s, l aw en fo rceme nt , rs t responder s, hea l thca re wo r k er s, educ ator s, and civil se r va n t s.

• H o us i n g, Fin a n c i a l Li te r a c y, & C re d it Co unsel i n g

• Fo re c l o su re Pre ve n t i o n Co u nsel i ng & Se r v i c e s

• R e ve r se M o r tg a ge & R e n t a l Co u nsel i n g

• Pre & Po s t Pu rc h ase Co u nsel i n g

• D ownp ay m e n t A s sis t an ce P ro g r a m E d uc a t i o n

• B u dget i ng & S av i ng s

• VA H o m e loan bene t E d uc at io n, Train i n g, & Co u n sel i n g

• VA H o m e Loan O r i gi n ati o n & S t rea m line R e n a n c i n g (IR R L ) t h rough N at iona l Pa r tn e r sh i p w i th USA Home owner s hip Lo an s & i t s pa r tne r s.

• Wo r k w ith ve te ra n-f r i e n d l y & k n ow le d geable VA H ome loa n p ro fes s i o nal s t h at h ave wa lked i n yo u r s h oe s Emergency Grants, Healing Outdoors Camps, Alternative Therapy GAP Funding, Closing Cost Grants, MST & Domestic Violence Thriver Grants.

4 61 - 0860 |

H ON OR IN G

MIL I TA RY FA MIL IE S

T H E H E AR T O F

O U R M I S S IO N

Behind every unifor m is a f a mily who serv e s too.

Military familie s carry t h e w eight of depl o ym e n ts , relocations, and long separa t i o ns, yet they m eet e a ch challenge wi t h str e ngth a nd resilience. At VA R EP, w e believe honoring military f a m ilies is not ju st a b o u t recognizing th e ir sa c rifice—it’s about building p a thw a ys to stability, home o wner s hip, and financial freedo m

Mi litar y fami lies are the quiet heroes of our nation:

Ne a rly 5.2 million A m e ric a ns are p a rt o f a ctive - d ut y, N a ti o n a l Gu a rd, a nd R es erve f a m ilies

1. 6 million childr e n grow u p in m ilit a ry ho u sehold s , m o ving s i x t o nin e t i me s be fo r e gradu a ting from high s cho o l. De spi t e t he se disr u p t i o n s , resear c h s h o ws milit a ry childr e n a re o f t e n m ore r es ilien t, adap t able , a nd c ul tu r a lly a w a re th a n t h e ir peers , dev e loping lif e skill s tha t serv e t h e m int o ad u l t hood

M o re t h a n o ne - third o f mili ta ry children e x peri e n c e a paren t ’s d e ploym e n t, ye t t hey c on t inue t o a c hieve a c a de m i c ally at r at e s e qu a l t o or a b o ve t he n a tional a verag e .

Mili t ary sp ou se s fa ce a n u n em ployment rate o f 2 1%, ne a rly f o u r t i m e s t he na t i o n a l a v e rage , b u t re m ain t h e ba c kb o ne o f s uppor t d u ring e very t ransiti o n .

Military Families Housing & Stability Challenges

The sacrifices of service are often felt most at home:

Military families move every 2–3 years, compared to the U.S. average of every 5–7 years.

Only 15% of eligible servicemembers and veterans use their VA Home Loan benefit, leaving

“When we honor military families, we honor the foundation of our nation’s strength. They serve silently, sacrifice daily, and deserve recognition as much as the servicemember in uniform.”

Son Nguyen , President, USA Homeownership Foundation, Inc. dba VAREP

VAREP HONORS THEM

At VAREP, we know that stable homes create strong families—and strong families create strong communities. Our goal is to close the gap between service and stability by offering housing counseling, financial literacy, VA home loan education, and national advocacy.

The VA Home Loan: A Broken Promise & An Incomplete Benefit

By: VAREP Editorial Staff

When the Servicemen’s Readjustment Act passed in 1944, the VA home loan was intended to be a powerful tool of post-service reintegration—helping veterans build wealth, family stability, and long-term homeownership. Eighty years later, that intention remains, but the system does not. Today, the VA home loan stands as one of the most misunderstood, underused, and under-supported earned benefits in America.

For too many military families, the benefit exists in statute—but not in practice.

What Is VAREPNation? A Unified Voice for Military Connected Communities

z Servicemembers, veterans, surviving spouses, Guard & Reserve

z Military families navigating homeownership

z Housing and lending professionals serving those who served

z Advocates, volunteers, and chapter leaders

z Industry partners and patriotic supporters

Together, this nationwide network doesn’t just talk about change — it drives it.

VAREPNation educates, advocates, and protects the VA home loan benefit at the consumer, industry, and policy levels.

It exists for one reason: No veteran should have to navigate financial stability, housing security, & homeownership alone.

Why VAREP Exists

Unlike disability compensation, healthcare, education, and employment benefits, the VA home loan was never built with the support infrastructure needed for successful use.

Unlike other VA benefits, there is:

No accredited or chartered VSO representation

No standardized financial education or pre-/post-purchase counseling

No VA-loan casework, claims support, or appeals assistance

No structured loss-mitigation or foreclosure-prevention pathway

No required industry military competency training

z Avoidable Denials

z Predatory Lending Practices

z SCRA Violations

z VA bias resulting in steering

z Preventable Defaults

z Rising Veteran Homelessness

z Poor Financial Decisions & Bankruptcies (withing first 12–18 months of transition

This isn’t a veteran failure — It’s a system failure.

VAREP National Legislative Committee (NLC): Advocacy Is Not Optional — It’s Our Mission

Since 2011, VAREP has worked to elevate veteran homeownership and financial readiness as national priorities. Advocacy is not a department here — it is a duty.

Our advocacy is grounded in three core pillars:

z Access: Veterans must be able to use their earned benefit without bias or barriers.

z Protection: Borrowers deserve trusted guidance, transparency, and consumer safeguards.

z Accountability: Systems must work — not just exist on paper.

The NLC empowers VAREPNation to meaningfully engage decision-makers at the local, state, and federal level. The NLC ensures veterans are not just represented—but heard.

Why Advocacy Cannot Wait

The landscape has reached a critical point:

z Nearly 150,000 VA borrowers are in default

z Foreclosures are rising nationwide

z H.R. 1815 implementation remains delayed

z The shutdown of VASP left a gap in loss-mitigation pathways

z Post-NAR settlement confusion has left buyers unrepresented

A benefit that cannot be accessed, understood, or defended is not a benefit — it is a broken promise.

A Path Forward: The VA Loan Custodian Model

The VA home loan remains the only VA benefit without accredited claims-based support — even though obtaining a Certificate of Eligibility requires a Title 38 claim.

A VA Loan Custodian must be:

1. A HUD-Approved Housing Counseling Agency

2. A 501(c)(19) Veteran Service Organization or a 501(c)(3) militaryserving nonprofit

3. An expert provider of:

z VA lending education and casework

z Financial coaching and credit rehabilitation

z Loss mitigation, modification, and foreclosure prevention

z Pre-purchase and post-purchase counseling

This model finally delivers what has been missing for eight decades: infrastructure, advocacy, representation, and accountability.

Stand With VAREPNation — Be Part of the Solution

Real reform happens when voices unite and demand better.

Every reader of this magazine—whether a veteran, spouse, professional, policymaker, or supporter—has a role in safeguarding this benefit.

You can take action now:

z Share facts—not myths—about the VA loan benefit.

z Refer veterans to VAREP early—before crisis or default.

z Attend advocacy briefings and the VAREP Policy Conference.

z Contact elected officials and demand implementation and oversight.

z Speak up when veterans are steered away, discouraged, or denied.

The VA home loan is more than financing – It is:

z A reintegration support

z A stabilizer for military families

z A pathway to generational wealth

z A safeguard against homelessness

z A symbol of national gratitude

But a benefit only matters if veterans can access it, afford it, and keep it. Join the mission. Protect the

Your voice has influence. Your action protects the benefit. Your silence protects the problem.

NEC CORNER: ELEVATING EDUC ATION ACROSS VAREP MEMBERSHIP

The National Education Committee (NEC) is made up o f experienced housing professionals, lending exp e rt s, a nd HU D- c e r t i fie d educa t ors who de s ign and d e liver VAREP's educational programs. Fr o min-p e rson work s h o p s to online courses through t he VAREP Training Institut e , the NEC ensures e v e ry re s o u rc e r e fl e ct s both t echnical acc u racy and cul t ural competence for the military-conne cted com munity .

Celebrating Leadership & Passing the Torch

We e x tend our de e pest grati t ude to Jaimie Garrett, who has completed her te rm as Ch a ir woma n of the NEC. Under Jaimi e ’s leadership, the NEC expanded its curriculum, s u ppor t ed c hap t er e d ucat i o n , and laid the groundwork for n a tional initiatives like Boots2Careers and t he Mili t ary & V ete r a n Couns e ling Certific at ion (MVCC) program. Jaimie will continue to s erve on the NEC as a com m ittee member and will assi s t VAREP National with projects to keep advancing the m is s ion .

W ith this transiti o n, w e proudly welcome Stephen DeMuth as t he incoming NEC Chair a nd Sean Selter s a s incoming NEC Co-Chair. T ogether, they bring vision, experience, and passion to guide the NEC’s next c hapter—ensuring our ed u cation mission grows stronger acr o ss V A REPNation .

Approved in 10 state s as a Contin u ing Education (CE) r e al est a t e sch o ol provider .

Authored Freddie Mac’s Credit S mart Military Module . Developed and conduct e d nu m erou s industry-wide webinar s .

What the NEC Does

Develops Curriculum:

Creates housing, financial literacy, and career development training tailored for military and veteran households.

Supports Chapters:

Provides VAREP chapters with turnkey workshops, presentations, and resources to use in local communities.

Builds Capacity:

Equips real estate, lending, and counseling professionals with the knowledge to better serve military and veteran clients.

Expands Access:

Ensures free National Core Members can access quality education on homeownership, credit, financial wellness, and more.

Innovates Delivery:

Leverages technology, webinars, and on-demand courses to reach families anytime, anywhere.

VAREP Training institute

MVHC – (Military & Veteran Housing Certification):

Comprehensive training on the VA Home Loan Guarantee program and serving veteran housing needs.

MVLC – (Military & Veteran Lending Certification):

For mortgage professionals to master VA lending with real-world scenarios and confidence.

Fair Housing Course:

Full overview of the Fair Housing Act and its application in today’s housing market.

SCRA Course:

Equips members and partners to understand and apply the protections of the Servicemembers Civil Relief Act.

P.C.S. - (Permanent Change of Station):

Understand PCS cycles to better support military families during relocation.

DTS (Duty to Serve) - The VA Loan:

Foundational to intermediate VA loan and cultural competency training for professionals.

SSHCS (Surviving Spouse Housing Specialist Certification):

Guides professionals and counselors in supporting surviving spouses with VA benefits, protections, and housing programs.

H.E.L.P. (Homeownership Education & Literacy Program):

National HUD-certified program bridging the wealth gap through homeownership and financial literacy, featuring Freddie Mac’s CreditSmart modules.

MVCC (Military & Veteran Counseling Certification):

A HUD-aligned specialty credential providing culturally competent, lifecycle-based counseling for those who served.

VAREP MEDIA

PODCAST | MAGAZINE | STORIES OF SERVICE | VA-RAP

VAREP PODCAST

The VAREP Podcast brings expert insights on VA loans, veteran homeownership, financial empowerment, community engagement, and military culture-keeping veterans and supporters informed, inspired, and connected.

STORIES OF SERVICE

Real stories from VAREP members who turn compassion into action. These are veterans, families, and community heroes making a difference where they live—building homes, changing lives, and proving that service doesn’t end when the uniform comes off.

VA-RAP TRAINING WEBINARS

The VA-RAP Webinar Series is our training engine- - live or on demand. Designed for learning and growth, each session makes complex topics simple and actionable. No fluff. No jargon. Just clear, practical guidance with topics from military, industry, and everywhere in between.

VAREP MAGAZINE

VAREP Magazine, the official VAREP publication, delivers insights on VA loans, veteran housing, financial stability, and industry trends for military and housing professionals.

COUNSELING STABILITY HUB

Where Guidance Becomes Confidence. Confidence Becomes Stability.

Financial readiness looks different for everyone. Some members are rebuilding credit, others are preparing to buy a home, and many are navigating rental requirements, budgeting challenges, or the VA home loan process. No matter the starting point, the goal is the same - Stability.

That’s why VAREP offers HUD-Approved Financial & Housing Counseling (on-demand services), a trusted, mission-aligned resource available to every member of VAREPNation. Our certified counselors provide oneon-one guidance, accountability, and real strategies— not gimmicks, not shortcuts, and never sales pressure.

From credit rehabilitation and budgeting support to pre-purchase counseling, rental readiness, foreclosure prevention, and VA loan guidance, the program exists to help members move forward with clarity and confidence.

Thomas Griffin

HUD-Certified Housing Counselor U.S. Marine

Stories of Stability & Success

The following member spotlights demonstrate how VAREPNation counseling has helped individuals overcome financial barriers, build confidence, and move toward stability, homeownership, and longterm financial wellness. These testimonials were shared voluntarily to inspire others on their journey. No participants were compensated for their contributions.

From the Brink to Belonging: Lydia’s Path Back Home

Lydia was facing foreclosure, months behind on her mortgage, navigating an active bankruptcy, and still reeling from the loss of her job during the financial crisis. After enduring repeated lender setbacks and denials, she reached out to the USA Homeownership Foundation for help. Working with Thomas Griffin, VAREP’s Senior HUD-Certified Housing Counselor and a U.S. Marine, Lydia finally had an advocate in her corner. Despite ongoing errors and roadblocks from the lender, Thomas persisted, guiding her through the process, correcting documentation, and resubmitting her case until it was heard. That persistence paid off. Lydia was approved for a three-month trial loan modification, giving her the relief and stability she so desperately needed. Today, Lydia remains in her home secure, hopeful, and moving forward. Her story is a powerful reminder that with the right support, sustainable homeownership is possible, even in the face of overwhelming odds.

Here Is the Full Video Story: https://vimeo.com/317124988?share=copy&fl=cl&fe=ci

Standing Guard Over Home: Sash’s SCRA Success

When Sash’s wife was deployed to Virginia, he relocated to be with her, taking on an additional $2,800 a month in rent while still carrying their mortgage back home. The financial strain quickly became overwhelming. Before long, Sash fell behind on payments and faced the very real threat of foreclosure. That’s when he turned to VAREP for help. Working with Thomas Griffin, VAREP’s Senior HUD-Certified Housing Counselor and a U.S. Marine, Sash learned that military families are protected under the Servicemembers Civil Relief Act SCRA). Thomas intervened with the lender, citing those protections and advocating on Sash’s behalf. The result was a six-month mortgage deferral that gave Sash the breathing room his family needed. The outcome changed everything. Sash kept his home. “I will be thankful for the rest of my life,” he shared. Stories like Sash’s reflect VAREP’s mission to provide financial education, protect military families, and prevent veteran homelessness, one household at a time.

Here Is the Full Video Story: https://vimeo.com/309519730?share=copy&fl=cl&fe=ci

A Home Worth Fighting For: Jessica’s VA Breakthrough

After 24 years of military service, Jessica Holguin achieved a milestone many veterans dream of. In 2018, she purchased a home that was well within her means. Then everything changed. When her mortgage was

transferred to a new servicer, her monthly payment jumped from $3,200 to $5,000 overnight. The sudden increase pushed her behind on payments, damaged her credit, and created overwhelming stress. Jessica turned to VAREP for help. She was paired with Thomas Griffin, VAREP’s Senior HUD-Certified Housing Counselor and a U.S. Marine, who advocated tirelessly on her behalf. Thomas navigated the complexities of VA assistance programs, challenged the barriers she faced, and guided her through every step of the process. That advocacy made the difference. Jessica was approved for the VA Servicing Purchase program at no cost, giving her the stability she needed to remain in her home. Grateful for the support, Jessica shared, “I would definitely recommend this program to anyone going through something similar to what I’ve gone through. This program is amazing, and I’m so glad that I stumbled upon it.” Her story reflects what is possible when veterans have knowledgeable advocates in their corner and a system designed to honor their service with real solutions.

Here Is the Full Video Story: https://vimeo.com/1061061378?share=copy&fl=cl&fe=ci

A Lifetime Protected: George Keeps His Home of 29 Years

For nearly three decades, George Crawford and his wife Judy built their life in the same home in Lake Elsinore, California. As entertainers, their livelihood depended on live performances. When COVID-19 shut everything down, their income vanished almost overnight and their home of 29 years was suddenly at risk. Fearing foreclosure, George reached out to VAREP for help. He was paired with Thomas Griffin, VAREP’s Senior HUD-Certified Housing Counselor and a U.S. Marine, who walked him through every option available. With Thomas’s guidance, George learned how to move missed payments to the end of the loan and navigate the mortgage company’s requirements. Together, they reviewed documents, corrected errors, and followed up consistently to keep the process moving. That steady advocacy made the difference. George was able to resume payments on time and secure his home once again. Today, George and Judy remain in the place they have called home for 29 years. Their story is a reminder that with the right guidance, even the most unexpected setbacks do not have to end in loss.

Here Is the Full Video Story: https://vimeo.com/662686973?share=copy&fl=cl&fe=ci

Driven to Serve: Payment-Free

Vehicle Donations

A U.S. Bank & VETCares Partnership

Since2018, U.S. Bank’s Driven to Serve program has supported military members, veterans, and their families by providing reliable, payment-free vehicles to those facing transportation challenges. The goal is simple: restore mobility, independence, and access to medical care, employment, and community connection.

Over the years, the program has grown into a national effort, placing vehicles across the country and partnering with trusted veteran-serving organizations to ensure each donation reaches a veteran whose life will be meaningfully improved. By 2025, the initiative had reached nearly 100 vehicle placements—demonstrating U.S. Bank’s long-term commitment to serving those who served through more than words, but through tangible action.

That commitment expanded in 2025 through a new partnership with VETCares, a sister nonprofit of VAREP focused on military and veteran wellness. Together, the organizations awarded a vehicle to Navy veteran Charles Doyle.

On August 19, 2025, at the Milwaukee County War Memorial Center, U.S. Bank and VETCares presented Charles with a payment-free vehicle—the program’s 94th donation and the first completed in partnership with VETCares.

Charles served as a U.S. Navy photographer from 1980 to 1985, documenting high-speed aviation missions aboard aircraft such as the F-4 Phantom. His assignments spanned NAS Patuxent River, Moffett Field, and the USS Carl Vinson—preserving not just military operations, but history in motion.

For Charles, this vehicle represents much more than transportation.

Looking Ahead

“This gift means freedom to me. It’s not just a vehicle—it’s the ability to care for my family, keep my medical appointments, and stay connected to the community.”

— Charles Doyle, U.S. Navy Veteran

The Driven to Serve partnership between U.S. Bank and VETCares will continue into 2026, with plans to provide two additional payment-free vehicles to deserving veteran recipients.

Repair Assistance for Military Personnel (R.A.M.P.)

A U.S. Bank & VAREP Partnership

Stable

housing is more than a roof — it’s safety, functionality, and dignity. For many veterans, especially those living on fixed incomes or recovering from servicerelated challenges, essential home repairs can quickly become unaffordable.

To address this need, U.S. Bank created the R.A.M.P. Program (Repair Assistance for Military Personnel) — a grant initiative that funds critical home repairs supporting habitability, energy efficiency, and independent living. Repairs may include water heaters, roofing, HVAC systems, accessibility upgrades, plumbing failures, garage doors, and other essential home infrastructure.

Through a partnership with VAREP, R.A.M.P. funding is distributed through a trusted referral network ensuring support reaches veterans with genuine need.

A 2025 Impact: Navy Veteran Tim Plowman —

Fresno, CA

In October 2025, R.A.M.P. funding was awarded to Tim Plowman, a Navy veteran whose home required repairs beyond routine maintenance. His garage door had failed, creating safety and access challenges, and his aging water heater no longer provided reliable hot water — both costly replacements.

With support from U.S. Bank and VAREP, Tim received grant funding to install a new garage door system and replace his water heater — restoring comfort, efficiency, and security in his home.

Looking Ahead

“This wasn’t just a repair — it was peace of mind.”

— Tim Plowman, U.S. Navy Veteran & Homeowner

As the partnership continues into 2026, U.S. Bank and VAREP will identify additional veterans who may benefit from future R.A.M.P. support.

From Uniform to Workforce: Navigating Your Civilian Career Path

Transitioning out of the military and into the civilian workforce is more than landing a job — it’s a shift in language, culture, confidence, and approach. Your service built leadership, adaptability, discipline, teamwork, and resilience. Now, Boots2Career™ helps you translate those strengths into a civilian career with purpose and direction.

Tip: Whether you are 6 months or 24 months from separation, or already navigating the civilian landscape, the right preparation can turn uncertainty into opportunity.

From Service to Civilian Success: Your Transition Roadmap

1. Start Early — Ideally 12–18 Months Before Separation Federal Transition Assistance Program (TAP) guidelines require planning no later than 365 days before separation, but beginning earlier gives you more runway.

Use this time to:

z Explore career fields and job roles that align with your strengths

z Identify required licensing, education, or certifications

z Build a transition timeline for résumé writing, networking, credentialing, and financial preparation

Tip: Think of the transition as a mission: Plan → Prepare → Execute.

2. Translate Your Military Experience

Civilian employers don’t speak military — but they highly value the skills behind it.

Tools like:

z O*NET Military Crosswalk

z My Next Move for Veterans

z LinkedIn Military Translator

Example Translations:

z Squad Leader → Operations Supervisor / Team Lead

z Logistics Specialist → Supply Chain or Inventory Coordinator

z Aviation Maintenance Technician → Aircraft Systems or Quality Control Technician

3. Build a Civilian-Focused Résumé

Your résumé should highlight:

z Achievements — not duties

z Metrics — not jargon

z Impact — not acronyms

Formula:

Action + Skill + Impact = Strong résumé bullet

Example:

Led and trained a 12-member team, improving operational readiness by 28% through strategic workflow improvements. Tailor your résumé for each role, using industry keywords and skills employers prioritize.

4. Obtain Relevant Certifications & Credentials

Some civilian industries require certifications or licenses to qualify or compete.

Examples include:

Field Certifications

Project Management PMP®, CAPM®, Six Sigma IT / Cyber Security+, Network+, AWS, CISSP

Real Estate / Finance NMLS License, HUD Housing Counselor Certification Trades CDL, EPA, HVAC, OSHA, Welding

Tip: Many of these can be funded through the GI Bill®, DoD Credentialing Assistance, or state veteran workforce programs.

5. Network With Purpose

Veteran success in the civilian job market is amplified through connection.

Ways to build momentum:

z Attend veteran job fairs (virtual + in-person)

z Join LinkedIn industry and veteran groups

z Engage with VAREP, Hire Our Heroes, and veteranfriendly employers

z Seek mentorship through veteran career platforms

Tip: Your next opportunity may come from a conversation — not an application.

6. Learn the Civilian Interview Style

In interviews:

z Translate terms like PCS, MOS, TDY, NCO

z Use situational storytelling (STAR: Situation, Task, Action, Result)

z Tie your experience to business outcomes — customer service, safety, efficiency, leadership

7. Strengthen Your Financial Foundation

Transitioning isn’t just professional — it’s financial.

Prepare by:

z Building 3–6 months of emergency savings

z Comparing military vs. civilian salary realities (taxes, healthcare, retirement)

z Reviewing benefits like TSP rollover options, VA healthcare eligibility, and relocation expenses

z Ensuring readiness for housing, relocation, and costof-living differences

Tip: VAREP’s HUD-approved counselors can guide budgeting, credit readiness, and housing planning during transition.

Boots2Career™ Toolbox

Launching August 1, 2026, the B2C Toolbox will be available to all VAREP National Core Members with a Military Community Subscription.

This digital and facilitated resource suite includes:

z Professional Résumé Kit (ATS + civilian language formatting)

z Certification & Credential Roadmaps

z Veteran-to-Employer Networking Tools

z Transition Financial Planning Toolkit

z Career Matching & Employer Connection Opportunities

Note: Some B2C Toolbox features may include optional fee-based services.

From Service to Startup: Building Your Own Mission-Driven Business

For many servicemembers and veterans, the desire to build something meaningful doesn’t end when military service is complete — it evolves. Entrepreneurship represents autonomy, purpose, and the opportunity to turn experience, discipline, and values into a missiondriven business.

Military-connected entrepreneurs bring strengths that most business owners spend years developing — leadership, resilience, systems-thinking, and the ability to execute under pressure. These qualities form a strong foundation for long-term business success.

Tip: Boots2Enterprise™ exists to help you turn that potential into a plan, and that plan into a sustainable business.

Why Veterans Excel in Business

Veterans statistically outperform non-military entrepreneurs in business stability, growth, and survivability.

Service experience develops:

z Discipline and resilience

z Mission-driven execution

z Operational leadership and accountability

z Adaptive thinking and problem-solving

z Confidence in uncertainty

Tip: These traits directly translate into competitive advantages in the business world.

Your Path From Concept to Company

B2E breaks the entrepreneurial journey into clear, achievable phases:

1. Clarify & Validate Your Business Concept

Before forming an LLC or designing a logo, make sure the idea is viable.

Ask yourself:

z Who is your ideal customer?

z What problem are you solving?

z Why would they choose your solution over others?

Tip: Start lean. Test, refine, and validate your idea early. It will save time, money, and frustration later.

2. Build Your Strategic Business Plan

A business plan is not just paperwork — it’s your operational blueprint.

Your plan should include:

z Mission and value proposition

z Market and competitor analysis

z Pricing and revenue strategy

z Financial projections and cost models

z Operational structure and staffing plan

z Risk assessment and mitigation strategies

Tip: Treat this like a mission operations plan — clear, executable, and outcome-focused.

3. Establish Your Legal & Financial Foundation

Protect your business before you build on it.

Key steps include:

z Choosing your structure: LLC, S-Corp, Sole Proprietor, or Partnership

z Securing your EIN and business banking

z Understanding licenses, insurance, and compliance

z Identifying funding pathways: loans, grants, crowdfunding, or capital partners

Note: Many veterans qualify for special funding through banks, state programs, and federal veteran entrepreneurship initiatives.

4. Translate Your Military Experience Into Value

Your service experience matters — the key is communicating it in civilian business language.

Example:

z Military phrasing: “Coordinated logistics for deployed unit.”

z Business version: “Managed supply chain operations supporting 300+ personnel with zero mission disruption.”

Tip: Use measurable outcomes and clear, civilian language.

5. Build Your Brand & Market Presence

Your brand is more than a logo — it’s your story, positioning, and reputation.

Focus on:

z Clear brand messaging

z Professional online presence (website + LinkedIn + business platforms)

z Veteran-owned certifications when applicable

z Relationship-building through networking, community engagement, and partnerships

Tip: Consumers love supporting veteran-owned businesses — especially when the mission and story are authentic.

6. Launch, Learn, and Adjust Start with a Minimum Viable Product (MVP)

z Collect customer feedback early and often

z Adjust based on real-world validation

z Monitor cash flow weekly, not annually

Tip: Progress beats perfection. Your business will evolve — and that’s part of the process.

The Boots2Enterprise™ Toolbox

Launching August 1, 2026, the B2E Toolbox will be available to all VAREP National Core Members with a Military Community Subscription.

It includes:

z Industry-specific coaching and veteran business cohorts

z Startup readiness worksheets and planning tools

z Peer mentorship, networking, and founder support groups

z Access to veteran-friendly lenders and resource partners

z Business plan review and investor pitch preparation support

Note: Some B2E Toolbox services may include optional paid features.

Financial Frontline™

Credit Rehabilitation vs. Credit Repair: What’s Real, What’s Risky, and What Actually Works

For many Americans — especially transitioning servicemembers, veterans, and families navigating renting, homebuying, or refinancing — credit can feel like a gatekeeper. A strong score can unlock opportunity. A damaged one can delay goals, increase borrowing costs, or block access entirely.

That pressure leads many people to quick-fix promises like:

z “Erase bad credit!”

z “Guaranteed score boost in 30 days!”

z “We legally delete bankruptcies and collections!”

But here’s the truth:

z Some of these tactics fall under credit washing, a practice that may create temporarily cleaner reports — but not real improvement.

z These approaches can raise red flags with mortgage lenders, delay approvals, or in some cases trigger compliance or fraud reviews.

z The sustainable path isn’t a shortcut — it’s credit rehabilitation

Credit Rehabilitation: The Ethical & Sustainable Approach

Credit rehabilitation focuses on strengthening the foundation — not hiding the cracks.

It includes:

z Understanding how credit scoring works

z Strategic budgeting and debt management

z Responsible use of secured or starter credit products

z Disputing only inaccurate reporting

z Building consistent on-time payment history

z Improving utilization ratios over time

z Strengthening financial habits and literacy

This approach aligns with:

 HUD standards

 Fair Credit Reporting Act (FCRA)

 Consumer protection regulations

 Mortgage underwriting expectations (VA, FHA, and Conventional)

Note: Rehabilitation doesn’t erase the past — it builds a stronger future.

Credit Repair / “Credit Washing”: Why It’s Risky

Not all credit repair companies are problematic — but many rely on blanket dispute tactics to remove accurate but negative information temporarily.

What often happens?

z The information returns once verified.

z Disputes may appear on reports, delaying underwriting.

z Score changes may be temporary — not meaningful.

z Lenders may request disputes be removed before application processing.

In extreme cases, dispute manipulation may raise mortgage fraud concerns.

Approach

Builds sustainable habits

Strategy Legal, documented dispute process

Long-Term Outcome

Stronger payment history, lower utilization, improved behavior

Compliance HUD, FCRA, and lender aligned

Risk Low — transparent and education-based

Focus Financial literacy, budgeting, debt management

Result Real, measurable, and sustainable improvement

REAL TALK: The Hardest Part Is Owning the Journey

z Credit rehabilitation isn’t easy — and it isn’t instant.

z It requires honesty, consistency, and patience.

z Rehabilitation means taking responsibility — not looking for loopholes.

z Some financial challenges come from life circumstances:

z Deployment, divorce, medical emergencies, unemployment, or disability.

z Others come from choices:

z Overspending, missed payments, or relying on highinterest credit.

z Both can be repaired — but only with commitment.

z VAREP Counselors are here to guide, support, and hold space without judgment — but the client must do the work.

z No one can rehabilitate credit on someone’s behalf.

Mass dispute tactics — even for valid items

Attempts to temporarily remove documented history

Temporary score boost; deletions often reappear

May violate lending or consumer protection laws

High — can trigger loan delays or denial

Score manipulation without change of behavior

Short-term cosmetic improvement with no foundation

VAREP Client Responsibilities for Success

 Showing up to scheduled sessions

 Completing action steps between appointments

 Responding to counselor communication

 Providing accurate documents and updates

 Tracking spending and sticking to the budget

 Avoiding new unnecessary debt

 Remaining patient — progress compounds

 Staying honest and accountable

The right path is the honest one — and you don’t have to walk it alone – VAREP is Here.

VAREP In Action

VAREP Local Chapters

VAREP Chapter South Central Alaska

VAREP Chapter Phoenix

VAREP Chapter

San Diego

VAREP Chapter

Denver

VAREP Chapter

East Bay

VAREP Chapter

Central Florida

Atlanta

Tacoma

Policy Conference

National Convention