Investing Timeline: When to switch to commercial

[Blake Elder]

Good morning,

My wife and I live in a 4-plex that we bought about 1 year ago. Our plan is to continue to purchase 4-plexes in the future. We bought the first one with an owner occupied FHA loan just in her name, and plan to do that again this year with an owner occupied FHA loan in my name. As we look forward to the future, I don't know many people that own more than 4 4-plexes. It seems that at a certain point, successful investors shift their focus to apartment complexes, or get into commercial type investments. My question to you more experienced investors is twofold.

1. Do you own more than 4 multifamily properties (4plex or less)?

2. If you used to, and have since switched your strategy, when was the tipping point for you? At what point did the new strategy make sense? 

Thanks for your help and input on this. I live in an area where there is an abundance of multifamily properties. They are in high demand, so there isn't an abundance of them available, but it is a viable product in our market. Thanks!

[Joe Fairless]

@blake 

@Blake Eldercongrats on the foundation you're building with the 4plex. I purchased 4 single family homes then realized all the paperwork and individual tracking of insurance, etc combined with the relatively small profit per month (about $150 per house) wasn't going to get me where I wanted to go. 

So, I learned how to buy larger apt communities with investors and share in the profits. I went from 4 single family homes to a 168 unit on my next purchase. 

Ultimately, it boils down to your goals and if you think you can achieve them by taking the approach you're taking now.