✅ Strong rental position. At $3,800/mo, GGW cash flows positively even with a property manager — as long as HELOC draw is minimal.
🏡 Property Details
Address
7611 Grey Goose Way
Location
Alexandria, VA 22306
Lender
PennyMac
Loan #
8200858961
Est. Value
~$712K+
Est. Equity
~$154K
📅 Fall/Winter Rental Strategy
List Early
Target August–September move-in
Key
Military/Federal Tenants
NoVA PCS demand is year-round
Strong
Price Competitively
5–7% below peak to move fast
Tactic
Property Manager
Essential for London scenario
Required
Corporate Relocation
Year-round demand, premium tenants
Option
⚠️ Partial Entitlement. $154K used on GGW. Remaining entitlement limits your no-down-payment purchasing power.
🎖️ Certificate of Eligibility
$154K
Used (GGW)
$47,625
Remaining
Entitlement Code
05
Branch
Air Force
Funding Fee
EXEMPT ✅
Reason
SC Disability $1,566/mo
2026 CLL
$806,500
25% of CLL
$201,625
Remaining
$47,625
💰 Down Payment Required by Price
$700,000
Down needed: ~$127K · Gap: $7K
Most Viable
$750,000
Down needed: ~$140K · Gap: $20K
Stretch
$800,000
Down needed: ~$152K · Gap: $32K
Stretch
$900,000
Down needed: ~$177K · Gap: $57K
Difficult
💡 Funding Fee Savings
Subsequent use fee (3.6%)
$25,200
Your actual cost
$0
Your savings
$25,200 ✅
🎯 Sweet spot: $700K–$725K. HELOC + modest cash savings covers the gap. Funding fee exemption saves $25K vs. most veterans.
📊 New Property Payment at $700K
Purchase price
$700,000
Down payment (HELOC)
~$127,375
VA loan amount
~$572,625
Est. P&I @ 6.5%
~$3,619/mo
GGW rental offset
+$185/mo
HELOC interest cost
-$849/mo
Net housing cost
~$4,283/mo
✅ London confirmed. Don't buy. Rent GGW. Preserve VA entitlement for return in 3–5 years.
📋 London Scenario Actions
GGW → Rental
Target $3,800/mo · hire property manager
Do
HELOC → Reserve
Emergency fund · rental vacancy buffer
Do
VA Entitlement
Preserve for return purchase in 3–5 yrs
Preserve
New Property Purchase
Don't buy before departure
Don't
WY LLC Active
Consulting from London → zero state tax
Leverage
Roth Conversions
$41–45K/yr during OCONUS years
Execute
💰 GGW Cash Flow — London
Rental income
+$3,800
PITI
-$3,235
Property mgmt (10%)
-$380
HELOC interest
$0 (undrawn)
Net monthly
+$185
Net annual
+$2,220
🔄 On Return (3–5 Years)
Re-establish VA domicile
Straightforward on return
Plan
VA entitlement intact
Available for new purchase
Ready
GGW options
Keep as rental or sell for down payment
Decide later
🏠 No London. Full-court press on new property. Target $700K–$725K for best VA loan math.
📋 No-London Scenario Actions
Target $700K–$725K
HELOC covers down payment gap
Best fit
GGW → Rental
List Aug–Sep · $3,800/mo target
Do
HELOC → Down Payment
Portion used · keep reserve for repairs
Partial draw
VA Loan on new property
Remaining $47,625 entitlement + down
Do
Engage buyer's agent
Start search immediately after decision
Month 1
💰 Combined Housing Cost at $700K
New mortgage P&I (~$572K @ 6.5%)
-$3,619
GGW rental net (after mgmt)
+$185
HELOC interest (~$127K @ 8%)
-$849
Net monthly housing cost
~$4,283
⏱️ Timing matters. Don't buy before the London decision — 3–4 months is worth waiting to avoid carrying two mortgages unnecessarily.
⚠️ Nuanced picture. Keeping GGW as a rental means VA non-resident returns are required regardless of domicile. Reconsider carefully.
⚖️ WY Domicile — With GGW Rental
VA taxes eliminated
On non-rental income only
Partial
VA non-resident return
Required on GGW rental income regardless
Still required
Return complexity
Must re-establish VA domicile on return
Moderate
Roth conversion savings
$41–45K/yr × 3–5 yrs = huge benefit
Strong
💰 Annual VA Tax Savings — WY Domicile
Military retirement ($5,542/mo)
~$3,990/yr
CRDP ($1,566/mo)
Already tax-free
Federal salary (OCONUS)
~$4,000–6,000/yr
TSP/investment income
~$1,000–2,000/yr
Total annual savings
~$9–12K/yr
Over 3–5 year assignment
$27–60K
🗺️ Three Paths Forward
WY domicile · keep GGW rental
Saves $9–12K/yr · VA non-res return needed
Consider
Stay VA domiciliary
Simplest · pay VA taxes on all OCONUS income
Simple
WY domicile · sell GGW first
Maximum savings · lose rental income stream
Maximum benefit
🎯 Decision Framework
Savings over assignment > $30K
→ Do WY domicile
Savings over assignment < $30K
→ Stay VA · keep it simple
London confirmed + salary known
→ Run exact calculation
💡 Roth conversions alone may justify WY domicile. $123K–$225K converted state-tax-free over 3–5 years is a compelling benefit regardless of rental property situation.
🏢 WyoGrads, LLC (Virginia)
EIN
33-2762023
State
Virginia
Purpose
Operations · Contracting
Fidelity account
Brokerage w/ margin
SDVOSB
Not yet certified
🏔️ WyoGrads Holdings, LLC (Wyoming)
EIN
41-4820555
State
Wyoming
Registered Agent
Registered Agents Inc
Address
30 N Gould St, Ste R
City
Sheridan, WY 82801
Member
Brown Family Rev. Trust
Manager
Jeremy B. Brown
Formed
March 11, 2026
📄 Documents Completed
✓
Operating Agreement
Trust as member · Jeremy as manager
✓
Promissory Note PN-001
WyoGrads LLC → Holdings · 5% service charge
✓
Form 8822-B
Ready to mail · Ogden UT · add SSN by hand
○
Assignment of Membership Interest
You → Trust · not yet drafted
○
Fidelity CMA
Open under WyoGrads Holdings LLC EIN
🔥 Urgent — Do Now
!
File FinCEN BOI Report
fincen.gov/boi · up to $500/day penalty · within 90 days of formation
!
Mail Form 8822-B
Add SSN by hand · mail to IRS Ogden UT 84201-0023
!
Sign Promissory Note
Sign as both Lender and Borrower · log charges in Exhibit A
⬜ LLC — Next Steps
○
Open Fidelity CMA
WyoGrads Holdings LLC · bring EIN letter + Articles