Buy distressed with FHA 203(k), house-hack while renovating, refinance to conventional at 75% LTV to pull cash out.
The owner-occupant BRRRR: (1) Buy distressed property using FHA 203(k) at 3.5% down. (2) Rehab while living in it. (3) Rent out ADU/spare rooms to offset PITI. (4) After 12 months and appraisal shows forced appreciation, refinance to conventional at 75% LTV — pulling out the original down payment tax-free (it's a loan, not income). Repeat every 12–18 months. FHA MIP removal happens automatically on refinance.
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Eligible veterans buy with $0 down, no PMI, and assumable rates.
0% down in USDA-eligible areas — includes many suburban zip codes.
Neighborhood Assistance Corp of America — below-market rate, zero down.
Fannie / Freddie low-income programs — 3% down + reduced PMI.
1.25–2.25% down for enrolled tribal members — nationwide.
State / county / employer DPA — $5K–$50K forgivable or 0% deferred 2nd.
$100 total down on FHA-repossessed homes for owner-occupants.
3.5% down + rehab budget rolled into one loan — buy distressed properties.