Lower debt service01
The mortgage takes a smaller bite.
An existing low rate can leave more of the rental income after the payment. Same rent, same property, a different bottom line.
$565/mo less than new financing
UMe for investors
The property matters.So does the debt.
Buy an investment property with its existing low-rate VA loan. You do not need to be a veteran to qualify. We pair you with an investment-focused realtor and handle the assumption from application to closing.
Only VA loans qualify for the investor program. Veterans and non-veterans can assume them.
The national loan
assumption experts.
$200M+in assets assumed through UMe
500+assumptions closed
No capon financed properties via VA
4.9★★★★★from 287 client reviews
Buy with the financing already in placeA different way
A different way
to make the numbers work.
A new investment loan starts a 30-year clock at today’s rate. An assumption hands you a loan that is already years in, at a rate the seller locked long ago.
A seasoned loan02
Pick up where the seller left off.
You keep the remaining schedule instead of restarting a 30-year clock. Fewer years left, and the interest-heavy early payments are already behind you.
25 years left on the example loan
Specialists who execute03
We check the deal before you rely on it.
Intended use, loan requirements, the equity gap, and the servicer’s process are all reviewed before you make an offer.
Servicer identified before you commit
The financing, in dollarsSame rental income.
Same rental income.
A different monthly result.
Drag the sliders. We compare the payment you would take over against financing the same balance with a new 30-year loan at today’s 6.95% rate. Start with the full seller equity paid in cash.
Your scenario
Taxes, insurance, HOA, maintenance, management, and vacancy reserves.
Estimated monthly cash flow
With the assumption$629per month
New loan at 6.95%$64per month
+$565 more in your pocket each month
Mortgage Operating costs Cash flow
- Assumed loan P&I
- $1,421/mo
- New loan P&I
- $1,986/mo
- Net operating income
- $2,050/mo
A planning estimate, not a rental forecast or financing offer. The comparison uses the same loan balance, a new 30-year loan at today’s rate, and your operating costs. Cash flow is rent minus principal, interest, and operating costs. No second loan is included; equity, closing costs, and upfront cash are separate. Eligibility depends on the specific loan and intended property use.
VA entitlement, explained simplyThe seller’s benefit.
The seller’s benefit.
A conversation that matters.
Entitlement is the VA guaranty benefit a veteran uses to back a loan. An assumption can keep part of the seller’s entitlement tied to that mortgage, so we put it on the table early.
Read the VA’s assumption guidanceYou don’t have to be a veteran.
Qualified non-veterans can assume a VA loan. For an investment purchase, we review the loan and your intended use before you make an offer.
The seller needs the full picture.
Without a substitution of entitlement, the seller’s entitlement stays tied to the loan until it is paid off. That can affect their next VA purchase.
Entitlement and liability are different.
Releasing the seller from repayment liability does not restore their entitlement. Substitution generally requires an eligible veteran buyer with enough entitlement who will occupy the home.
The right property. The right financing. The right team.
We pair you with the right realtorAn investor’s eye.
Get matched with an expert
An investor’s eye.
Assumption experience.
A great investment-focused realtor sees beyond the listing price: realistic rents, operating costs, local demand, and the property’s potential.
Assumptions add another layer. Your realtor needs to understand the seller’s entitlement, the equity to cover, and a contract timeline that works. We connect you with an agent who understands both sides of the deal.
Your realtorFinds and evaluates properties. Negotiates the deal.
UMeChecks the financing. Handles the servicer and the assumption.
For investors building a portfolioThink beyond
Think beyond
your next property.
If your application supports multiple purchases, VA assumptions can be a compelling opportunity for high-net-worth clients building an extensive portfolio.
No fixed property-count capGrow with your
See the conventional loan comparison
Grow with your
borrowing capacity.
VA assumptions are not subject to Fannie Mae’s 10-financed-property limit for investment-property loans. Your ability to qualify for each purchase is what matters.
Conventional investment loans10 max
VA assumptions through UMeAs many as you qualify for
Your full financial picture
We review income, assets, credit, existing debt, and the cash needed across your planned purchases.
Approval for every property
Each assumption needs its own underwriting and servicer approval. One approval does not cover an entire portfolio.
A plan for execution
Your realtor and UMe coordinate the offers, seller expectations, and different servicer timelines with your investment strategy.
Investor questionsWhat investors
What investors
ask us first.
Eligibility, entitlement, and how many doors this can realistically cover.
Ask about a specific dealDo I need to be a veteran to assume a VA loan?
No. Qualified non-veterans can assume a VA loan. The servicer underwrites you like any other borrower, and we review the loan and your intended use before you make an offer.
Can I assume an FHA or USDA loan for an investment property?
Only VA loans qualify for UMe’s investor assumption program. FHA and USDA assumptions generally require the buyer to occupy the home.
Is there a limit on how many properties I can finance this way?
VA assumptions are not subject to Fannie Mae’s 10-financed-property limit for investment-property loans. Each purchase still needs its own approval, so your ability to qualify is what sets the pace.
What happens to the seller’s VA entitlement?
Unless an eligible veteran buyer substitutes their own entitlement, the seller’s entitlement stays tied to the loan until it is paid off. We walk both sides through that conversation early so nobody is surprised.
How do I cover the seller’s equity?
Your down payment is the difference between the price and the existing balance. Investors typically bring that in cash; we confirm the servicer’s rules on secondary financing before anyone counts on it.
The National Loan Assumption ExpertsYour investment strategy.
Your investment strategy.
Our assumption expertise.
Bring the property. We bring the financing know-how and the team that gets the file through the servicer.