Analysis paralysis! What would you do in my situation?

[Drew Farnese]

I know its a question that I'll probably get 10 responses with 10 different answers, but I'm going to try. You guys have a lot more knowledge then me.

I'll try to give enough info while keeping this as short as possible, as I know you guys have more important things to do then answer my questions!

When I came here I thought I had a pretty solid plan to buy a duplex and rent half and live in half, but the more I read the more I question my path.

SO, heres the quick back story. I am 23 and currently live with my girlfriend and 2 year old daughter in an apt ($800 rent). I have a pretty awesome job and make more then the median income in my area (not comfortable disclosing income info on here). I only have about 10K saved, and increasing at a rate of $1300/month.

Obviously I need to get out of renting ASAP. As I see it my options are :

-Buy a nice single family house and start building equity (this would tie up a large portion of my income)

-Buy a not so nice single family house (that has the potential to cash flow) that I can rent in a year or 2 after buying a nicer home for myself ( this would eliminate my chance for cash flow potential until my next purchase)

-Buy a 2, 3, or 4 plex. This sounds great, but my area doesn't have many 3 or 4 unit properties, and when they pop up they wont cash flow. (Don't want to go to a bad school district in case we end up staying there longer then expected).

-Stay where I am and start buying cheap properties in low income areas and start building cash flow and once its possible buy my own property (seems silly to keep tossing away $800/month)

I am fully open to opinions and ideas. I have been reading and networking SO much, and I don't want to get stuck in "analysis paralysis" as the title hints.

Thanks so much for your time!

[Simon Campbell]

I see your pain. The goal behind buying a duplex is to try to find a property where the rent will pay the mortgage, taxes and insurance. In this way, you eliminate your housing costs.

If I run your scenario through an Excel spreadsheet with receiving $1,200 income (with you living in the other side), taxes at $6k, insurance at $1,440, repairs at 5%, capital reserves at 5% and a loan with 5% down, 4.5% interest over 30 years plus PMI, you would have a negative cash flow each month of $676. When you add in maintenance costs of your unit (and perhaps utilities), you will be very close to the $800 a month rent. The difference is that you are building equity - albeit slowly.

Honestly, in a month to month analysis, rent is usually cheaper than home ownership. Over the long term, however, owning a home offers a sense of stability, security and can be more profitable.

If I were you, I would first focus on saving for a 20% down payment. This will give you the best interest rate, lower the payment and eliminate PMI (which is a waste of money).

Next, you need to decide really why you want to buy. Right now, do you want the security and stability of owning a home or are you looking to generate cash flow? The answer to that question will guide your decision.