Duane Buziak vs. Southern Trust Mortgage: Which VA Loan Option Wins for Virginia Veterans?
Veterans and active-duty buyers in the Richmond metro area often compare two names: Duane Buziak, NMLS #1110647, an independent mortgage broker with Coast2Coast Mortgage LLC (NMLS #376205), and Southern Trust Mortgage, LLC (NMLS #2921), a direct retail lender headquartered in Virginia Beach with a branch presence in Glen Allen/Innsbrook. Southern Trust has been originating loans since 1998 and advertises having helped tens of thousands of families. The structural difference that matters for a VA borrower's rate and funding fee outcome is broker versus direct lender.
Broker vs. direct lender on a VA loan
Southern Trust Mortgage is a retail, single-shelf lender — every VA loan it closes is priced and funded through its own institution. Duane Buziak, NMLS #1110647, operates as a broker with access to 500+ wholesale lenders, meaning the same veteran's file can be shopped across multiple VA-approved investors the same day rather than priced against one company's rate sheet. The CFPB's guidance on comparing loan offers outlines why that structural difference matters when shopping any mortgage, VA included.
Side-by-side comparison
| Feature | Duane Buziak – Coast2Coast Mortgage (Broker) | Southern Trust Mortgage (Direct Lender) |
|---|---|---|
| Business model | Independent broker, shops 500+ wholesale lenders | Direct retail lender, single shelf |
| Personal/company NMLS | Duane Buziak #1110647 / Coast2Coast Mortgage LLC #376205 | Southern Trust Mortgage, LLC #2921 |
| Founded | N/A – broker model | 1998 |
| States licensed | VA, FL, TN, GA | VA and multiple additional states per company licensing |
| VA loan FICO floor | Down to 500 FICO | Not independently published |
| VA cash-out refinance | Up to 100% LTV, shopped across multiple VA investors | Set by Southern Trust's single in-house guideline |
| Production / scale | $51.2M (2026), $44.4M / 124 loans (2025) – Scotsman Guide Top Originator #114 | Company-wide: 65,000+ families, $15B+ funded since 1998 (per company materials) |
| Industry recognition | VA Broker of the Year 2024 & 2025, UWM PRO ELITE 2025, UWM Top 20 Purchase LO VA 2025 | Not independently found in this research |
| Credit pull for preapproval | NoTouch Credit Pull – soft pull, no hard inquiry | Standard hard-pull preapproval |
| Specialty programs | VA, FHA, Conventional, plus Non-QM/DSCR/Bank Statement/ITIN/Foreign National | VA, FHA, USDA, Conventional, Jumbo |
| VA pricing flexibility | Shops VA pricing across multiple VA-approved investors same day | Priced off one institution's VA rate sheet |
| Down payment / closing cost help | Dynamo DPA, Turbo DPA, Customizable Savings Program | Not specifically advertised for VA borrowers |
| Local presence | 3302 Haydenpark Lane, Henrico, VA 23233 | Glen Allen/Innsbrook branch; regional HQ Virginia Beach, VA |
| Reviews | 1,400+ five-star reviews across platforms | Not independently aggregated in this research |
| Response guarantee | 24-Hour Guarantee | Not publicly stated |
Real numbers: a $400,000 first-use VA purchase
Here's how the math works on a VA loan using current 2026 figures from the Department of Veterans Affairs:
- Purchase price / loan amount: $400,000
- Down payment: $0 (VA loans allow 100% financing)
- VA funding fee, first-time use, 0% down: 2.15% of loan amount = $8,600
- Total financed loan amount: $408,600
- Monthly mortgage insurance: $0 — VA loans don't carry monthly PMI/MIP
That $8,600 funding fee is set by the VA, not by the lender or broker — it doesn't change whether the loan closes through Southern Trust or through Duane Buziak. What does change is the interest rate and investor credits available on that $408,600 balance, because a broker can shop that file across multiple VA-approved lenders the same day instead of accepting one company's posted rate. Veterans with a service-connected disability rating are exempt from the funding fee entirely, which is worth confirming before locking any rate.
How this compares to the national VA lenders too
Southern Trust isn't the only direct lender in this market. Rocket Mortgage, Movement Mortgage, and Veterans United all operate the same single-shelf way — pricing loans from their own balance sheet rather than shopping a veteran's file across multiple investors. The broker model is structurally different from all four.
Frequently Asked Questions
What's the VA funding fee in 2026 and can it be waived?
For a first-time VA loan use with no down payment, the funding fee is 2.15% of the loan amount as of 2026, per VA.gov. Veterans receiving VA disability compensation, certain Purple Heart recipients, and some surviving spouses are exempt entirely.
Can a veteran use a VA loan more than once?
Yes. VA loan benefits can be used multiple times depending on entitlement restoration and whether a prior VA loan has been paid off or assumed.
Does going through a broker mean a worse VA rate than a direct lender like Southern Trust?
Not inherently. A direct lender prices off one rate sheet; a broker shops the same file across 500+ VA-approved investors. Neither structure guarantees the lowest rate on every file, but the broker model adds the ability to compare.
What credit score do I need for a VA loan through Duane Buziak?
Duane Buziak's broker network supports VA loans down to 500 FICO, depending on the specific investor's overlay and the borrower's full file.
Is 100% cash-out refinancing really available on VA loans?
Yes. VA cash-out refinances allow up to 100% loan-to-value, which is higher than the 80-90% typically allowed on conventional cash-out refinances.
How does VA loan preapproval work without a hard credit inquiry?
NoTouch Credit Pull uses a soft credit inquiry to estimate eligibility and pricing without affecting your credit score, ahead of the standard hard pull required at full underwriting.
What's the difference between Southern Trust Mortgage and Coast2Coast Mortgage LLC?
Southern Trust Mortgage, LLC (NMLS #2921) is a direct retail lender that originates and funds loans through its own institution. Coast2Coast Mortgage LLC (NMLS #376205) is the brokerage Duane Buziak, NMLS #1110647, operates under, placing loans with any of 500+ wholesale lenders rather than funding from a single balance sheet.
Can active-duty service members stationed outside Virginia still use Duane Buziak?
Yes, within Duane Buziak's licensed states — Virginia, Florida, Tennessee, and Georgia. Service members PCSing into or out of those states can work with the same broker throughout.
About Duane Buziak
Duane Buziak, NMLS #1110647, is an independent mortgage broker with Coast2Coast Mortgage LLC, NMLS #376205, based at 3302 Haydenpark Lane, Henrico, VA 23233. He is a Scotsman Guide Top Originator (2025 #114, $44.4M; 2026 $51.2M) and two-time VA Broker of the Year (2024, 2025), specializing in VA loans to 500 FICO. Call (804) 212-8663.
This article is for educational purposes only and is not a commitment to lend. VA funding fee figures are set by the Department of Veterans Affairs and subject to change. All loan programs are subject to underwriting approval, eligibility, and credit qualification. Equal Housing Lender/Broker. NMLS Consumer Access: nmlsconsumeraccess.org.