0 down is a trap, abs trying to find a place that a VA loan with cover in many areas these days is nearly impossible. I've talked with several agents in my area. One has only processed 2 VA loan sales in ~3 years.

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I’m near the Swamp and the local area has been in growth the past several years.

Not near me. Cash offers above asking are still pushing a lot of the local market. It's crazy.

I just want to buy some woods on a mountain.