How much down do I need for a 4-unit?

As an owner-occupant with FHA, as little as 3.5%. As a pure investment, expect 20–25% down.

Investing strategy

Multi-Family Real Estate Investing

Scale your portfolio faster — multi-family investing explained.

Small vs large multi-family

1–4 unit properties qualify for residential financing (30-year fixed, low down for owner-occupants). 5+ unit properties require commercial loans (shorter terms, balloons, higher down payments). The transition at 5 units is the biggest jump in real estate investing.

Why multi-family

One closing buys multiple income streams, vacancy in one unit doesn't sink the whole property, and economies of scale lower per-unit operating costs.

Underwriting basics

Multi-family deals are valued on net operating income (NOI) and cap rate. NOI = gross rent − vacancy − operating expenses (not including loan payment or capital expenses). Value = NOI ÷ cap rate.

Run Multi-Family deals in FlipOS

FlipOS includes a deal analyzer with multi-family built in, plus project management, CRM, and budgets for after the deal closes.

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Frequently asked questions

How much down do I need for a 4-unit?: As an owner-occupant with FHA, as little as 3.5%. As a pure investment, expect 20–25% down.