Many veterans believe the VA home loan is a one-time benefit — use it once and it’s gone forever. That’s one of the most common (and costly) VA loan myths.

In this episode of The Military Wallet, Ryan Guina is joined by Ryan Bell, a VA loan expert with more than 20 years of experience and a former Army National Guard member, to explain how the VA loan really works — and how veterans can use it multiple times over a lifetime.

They break down entitlement restoration, second-tier entitlement, renting out a VA-financed home, and what happens if a veteran ever defaults on a VA loan. If you’re PCS’ing, retiring, downsizing, or building a rental portfolio, this episode explains what’s possible — and what’s not — when it comes to reusing your VA benefit.

🔑 What You’ll Learn in This Episode

• Why the VA loan is a lifetime benefit, not a one-time perk
• How selling a VA-financed home fully restores your entitlement
• How many times you can use your VA loan (hint: there’s no limit)
• What second-tier entitlement is and how it works
• How to buy a new home while keeping your old VA home as a rental
• Why VA loans must always be used for a primary residence
• Common misunderstandings about vacation homes and VA loans
• What happens to your VA benefit after a foreclosure or default
• How to find lenders who understand second-tier entitlement
• When it makes sense to use VA financing vs. conventional loans

⏱️ Episode Timeline

00:00 – Introduction
Ryan welcomes VA loan expert Ryan Bell.

00:31 – Is the VA Loan a Lifetime Benefit?
Why you never “use it up” permanently.

01:13 – How Many Times Can You Use a VA Loan?
Why there’s no usage limit.

02:27 – What Is Remaining Entitlement?
How partial entitlement works.

03:26 – Second-Tier Entitlement Explained
Buying another home without selling the first.

04:32 – Why Some Lenders Say “No” (Incorrectly)
The importance of VA-experienced lenders.

04:51 – Primary Residence Rules
Why VA loans can’t be used for vacation homes.

06:18 – Turning a VA Home Into a Rental
How PCS moves make this possible.

07:06 – Snowbirds, Retirees & Dual Residences
When VA loans can still work.

08:55 – What Happens After a Default or Foreclosure
Why your benefit may not be gone forever.

10:08 – VA Loan Scenarios Recap
How veterans can safely reuse their benefit.

11:29 – Final Advice
Why every veteran should understand their entitlement.

🎯 Who This Episode Is For

• Veterans who think they already “used up” their VA loan
• Active-duty members facing a PCS
• Military retirees planning their next home
• Veterans interested in rental properties
• Anyone confused about VA loan entitlement

Leaving the military isn’t just a career change — it’s an identity shift. In this deeply personal episode of The Military Wallet, Ryan Guina sits down with Dane Gibson, an Army veteran turned realtor, property manager, and entrepreneur, to talk candidly about transition, addiction, mental health, faith, and finding purpose after service.

Dane shares his journey from active-duty field artillery to struggling through civilian life, battling addiction, surviving suicidal thoughts, and eventually rebuilding his life through faith and real estate.

Note: If you are struggling with suicidal thoughts, dial or text the helpline at 988.

Along the way, he explains how military discipline, resilience, and problem-solving skills helped him succeed in a commission-based business — and why real estate can be a powerful (but challenging) career path for veterans.

This conversation goes far beyond money and careers. It’s about identity, healing, and redefining success on your own terms — whether that’s through entrepreneurship, faith, or simply learning to live with less pressure and more meaning.

🔑 What You’ll Learn in This Episode

• What Dane’s military transition really looked like after ETS
• How alcohol culture in the military followed him into civilian life
• Recognizing addiction, hitting rock bottom, and asking for help
• Why identity loss is one of the hardest parts of leaving the military
• How faith helped Dane rebuild his life and redefine success
• Why real estate can be a strong (but demanding) career path for veterans
• The realities of commission-based income and entrepreneurship
• How property management creates more stable, predictable income
• The military skills that translate best into business and real estate
• Financial lessons for transitioning service members
• Why success isn’t about money — it’s about waking up without pressure

⏱️ Episode Timeline

00:00 – Introduction
Ryan introduces Dane Gibson and his background.

00:43 – Army Service & Early Challenges
Life as a field artillery soldier in Korea and Fort Hood.

03:12 – Alcohol Culture & Coping Mechanisms
How drinking became normalized — and destructive.

05:47 – Transitioning Out of the Military
College, travel, and searching for identity.

11:28 – Rock Bottom & Suicidal Thoughts
A pivotal moment and asking for help.

15:49 – Camino de Santiago & Self-Discovery
Seeking meaning outside the military.

16:58 – Living at Home & Career Uncertainty
Struggling to translate military skills.

18:11 – Discovering Sales & Real Estate
Why real estate became a natural fit.

26:02 – Addiction, COVID, and a Breaking Point
The moment everything changed.

30:51 – Faith, Recovery, and Sobriety
A slow but lasting transformation.

32:51 – Money, Identity, and Losing Everything
Why tying self-worth to income fails.

36:11 – Redefining Success
Living with purpose instead of pressure.

39:23 – Real Estate Paths for Veterans
Sales, property management, building, and investing.

47:42 – Advice for Transitioning Service Members
Financial discipline, identity, and long-term thinking.

51:15 – Final Message
You’re not alone — help is available.

🎯 Who This Episode Is For

• Veterans struggling with transition or identity loss
• Service members considering real estate or entrepreneurship
• Anyone battling addiction or mental health challenges
• Military families supporting a loved one through transition
• Listeners seeking purpose beyond rank, income, or career

Buying or selling a home is one of the biggest financial decisions most service members will ever make — and doing it with a VA loan adds an extra layer of complexity. In this episode of The Military Wallet, Ryan Guina sits down with Jared Reichel, Director of Agent Relations and a veteran himself, to reveal the real-world insights every military homebuyer and seller needs to know.

From choosing the right real estate agent to navigating VA loan myths, negotiating in hot or slow markets, and even leveraging VA loan assumptions, this conversation pulls back the curtain on how experienced agents protect military buyers and sellers from costly mistakes.

Whether you’re PCS’ing, buying your first home, upgrading, downsizing, or preparing to sell, this episode explains why the right real estate agent is your “boots on the ground” expert — and how they can save you time, money, and stress throughout the entire process.

🔑 What You’ll Learn in This Episode

• Why VA loans are different — and why agent experience matters
• How to vet and interview real estate agents when moving to a new area
• Why using the seller’s agent can work against you
• Major industry changes that affect buyer agency agreements
• How real estate agent commissions and fees work now
• How agents help you negotiate price, concessions, and closing costs
• VA loan myths around appraisals, inspections, and closing timelines
• Why VA loans can still compete in hot seller’s markets
• How agents protect buyers during inspections, disclosures, and contracts
• What sellers need to know about pricing, marketing, and negotiations
• How VA loan assumptions can benefit both buyers and sellers

⏱️ Episode Timeline

00:00 – Introduction
Ryan welcomes Jared Reichel and introduces the topic.

00:25 – Why VA Loans Require Specialized Agents
How VA loans differ from conventional financing.

01:29 – How to Vet a Real Estate Agent
What military buyers should ask before hiring.

03:45 – Finding an Agent in a New Area
Why “test driving” agents matters.

06:17 – Buyer Agency Agreements Explained
New regulations and what buyers must know before signing.

09:21 – Who Pays the Real Estate Agent?
How commissions and negotiations work post-lawsuit.

11:28 – What a Buyer’s Agent Really Does
Negotiations, inspections, disclosures, and protection.

13:45 – VA Loan Myths & Seller Concerns
Why sellers shouldn’t fear VA financing.

16:29 – Inspections, Experts, and Due Diligence
Why your agent’s local network matters.

17:03 – Negotiating Offers & Seller Concessions
How experienced agents structure winning offers.

22:27 – Contract Terms & Protecting Buyers
Appraisals, contingencies, and earnest money strategies.

25:34 – Closing Day: What Your Agent Does
From lender coordination to signing the keys over.

28:32 – Selling a Home as a Military Member
Why listing agents matter just as much as buyers’ agents.

32:47 – Evaluating and Comparing Offers
How agents help sellers choose the best deal.

39:17 – VA Loan Assumptions Explained
A powerful but often overlooked VA benefit.

43:02 – Final Advice for Military Buyers & Sellers
Why experience, trust, and VA knowledge are non-negotiable.

🎯 Who This Episode Is For

• Active-duty service members PCS’ing
• First-time VA loan users
• Military families buying in a new market
• Veterans selling a home with a VA loan
• Anyone considering a VA loan assumption