How many investment properties with a partner?

[Drew Vukov]

How many investment properties can I hold with a mortgage when I have an investment partner?

I have a one owner occupied duplex and my partner has his own single family home. Our main goal is cash flow. I figured we would buy 2-4 unit homes putting down 25-30% cash and the rest in a mortgage.

I was doing some research and came across some rules on the number of investment properties you can hold with a mortgage. It seems you can do 4 no problem and up to 10 with additional requirements before using a private lender, is this correct?

Would our own homes we currently live in be included in that calculation?

If they are included how much harder is it to get a loan if we buy 2 investment properties making our total home ownership 4? Or am I thinking about this the wrong way? Would we each just own 3 homes each in that scenario and still be able to buy one more together?

Just seeing if in this situation it might be better not to have a partner if I am looking to carry about 4-6 homes eventually (including the one I live in). And just do it on my own using easier financing than having to use a private bank.

Any advice appreciated. Thanks.