In today's market if you come in with a VA or FHA loan, the seller will probably not accept the offer. The reason is that the home must be inspected by the FHA (for example) and they often find things that they require to be fixed before they will give the loan (could even be something like a new roof). For the seller, that stretches out the closing and adds cost. So they're rather just accept either a cash offer or one with a conventional loan but not contingent on the appraisal (the buyer will make up with their own funds the difference between the selling price and the appraisal).
I sold a house where I had a higher FHA offer but turned it down because of the problems that can occur with an FHA loan. VA and FHA loans are good when it's a buyer's market but not when it's a seller's market.
Mike
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