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let's talk VA loans

First I'm sorry I know a little not a lot about them so please don't chew me out too bad for things I get wrong I am learning. Also in Texas if that matters.

I am selling a house. We listed it as cash or conventional financing only but a realtor showed it to a guy with a VA loan. They really liked and want to buy it put in an offer $5k under asking plus $10k concession/me paying all the closing costs for the VA loan.

The house may have a couple things the VA inspection would want fixed. Not sure all of what though. I've heard both ways depending on inspector. Some let's lots go some not pick every little thing. Buyer said they would fix whatever needed to be fixed to get it approved. I've been told this is a bad idea because if things fall through and they're out time/money for repairs then they can come after me on top of it they don't know what they're doing and break something else then I'm on the hook. Again not sure what all the VA would ding. The house is sound in my book. The wood privacy fence is standing but will need new support posts probably in the next 5-10 years as some are more wobbly than others.

I told realtor we're not doing a VA loan for those two reasons. I'm not making any repairs and I'm not paying their closing costs.

They came back with buyer will fix anything that needs to be fixed and will go $10k up in the offer to cover closing costs. So basically they're paying me to then pay them because they are not allowed to pay their own closing costs on a VA loan. I could be wrong but this is a big no no and should the right people find out we'd both be in big trouble?

Thoughts opinions what should I do?

(Also are y'all getting a lot of buyers these days demanding concessions? We've got two other offers in same amount but both want concessions to cover closing costs and pay down interest. I found a local credit union desperate for Morty loans running a 5/5 ARM with in house interest 3% lower than the national average. I recommended to the agents to send their buyers there to get better interest rates (both were ARM loans anyway) then they wouldn't need to buy down points both refused, gave both same offer of, ok you pay the concession in the purchase price and I'll give it back to you, both said that's out of their budget and had to have the concession, the house has been completely redone with the exception of the fencing, even has brand new appliances. The VA loan guy the only one that has come back willing to increase offer to cover concession and he offered it I didn't even ask)

submitted by /u/Sam-I-Aint
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source https://www.reddit.com/r/RealEstate/comments/yxu01a/lets_talk_va_loans/
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