Hi everyone,My husband and I will be downsizing from our primary home into a townhome that we own as an investment property currently.

My wife and I purchased our first home, a multi family, to house hack in late 2024.

Nearly all homes I am seeing in Denver are offering a 2.5%-3% commission paid by the sellers.

If that is all ok then get a very good local realtor to run comps in that area to determine the conservative value of the home once you've completed the renovation work(ARV).

In 2025 I plan on purchasing my first home.

If you're looking to scale and take full advantage of house hacking, look for a property on the larger end of the spectrum, ideally 4 units.

When that happens you will only lose part of your cash flow rather than all of it if you have multiple DSTS vs one larger one.

If you’re in the position to buy multiple deals because this nursing home may get properties frequently.

I'm priced up by another 1000$ considering the size of the home. 

Private equity firms seem to favor larger operations with scalable systems, while smaller mom-and-pop firms are often acquired by local players or regional operators looking to expand their footprint.If you’re looking for actionable intel, reaching out to brokers specializing in the sale of PM firms could provide useful leads.