Buy a 2–4 unit with 3.5% down, tenants pay your mortgage.
Use FHA owner-occupant financing (3.5% down) to buy a duplex, triplex, or fourplex. Live in one unit, rent the others to cover PITI. After 12 months owner-occupancy requirement, repeat with a new FHA loan (must refi previous to conventional first, or use next-loan exception). Stack 4–8 units in 3–4 years starting with <$20k cash.
Click Generate advisory deep dive for mechanics, IRC citations, a step-by-step execution plan, a worked numeric example on your profile, costs, risks, and this-week actions.
Buy, Rehab, Rent, Refi, Repeat — recycle capital infinitely.
Recession-resistant cash flow with fragmented mom-and-pop sellers.
Exit landlording without paying cap gains.
Buy, Rehab, Rent, Refinance, Repeat — with 100% OPM.
Renovate while living in, sell tax-free every 2 years.
Zero capital, zero credit — flip contracts for $5–25k each.
Rent apartments, sublet to travel nurses at 2–3× rent.
Pre-2009 rental period doesn't reduce your §121 exclusion.