We are showing our house as "Qualify to assume VA loan @3% interest" and with this you avoid realtor fees, most closing costs and the down payment. We (the sellers) will assist with closing and you walk into the house with a mo. payment of $1180 and very little out of pocket. BUT, you must qualify for the loan. Find deals like this and you can get into a house. We have moved 12 times with the government and WILL NEVER use a realtor again because we refuse to pay 6-8% in commission fees.