I also support the point of thinking at least 10 years ahead and only buy properties your future self will be happy.

If you can find smaller local banks in the market you pick they may have more unique products that they keep on their balance sheet or try and do the 5% down conventional on a 4-unit  FHA's self-sufficiency test applies to both 3 and 4-unit properties.

It’s been enlightening and has pushed me to work toward becoming the person my future self can be proud of.

Only tech and big business with cash can survive.i am actually still bullish to syndication but only for niche selective asset class like warehouse or self storage, as common industrial trends are going towards more consolidation of business.... and their IRR is still 20-30% conservatively.But yea in MF there's no creativity, they are selling the same Kentucky Fried Chicken,Alabama fried chicken, with almost no creativity and no innovation.In general I think we could hold that true of the lack of innovation business wide the last many years. ai is a great example.

Do you believe self-showings, where there is little to no human contact, (to build value in your unit or the PM company), until a tenant has paid an application fee, a race to the bottom on your rent rate?  

If it doesn't cash flow, having the tenant in place doesn't do you much good, do you self manage?.

That being said, I'm part of an experienced Syndication Group who invests not only in Multifamily, but also different asset classes:  Self Storage, Mobile Home Park, RV Park, and Retail - all to diversify the investment offerings.Reach out, and the next time we have an LP capital raise, I will send you the OM (and obviously info on our company) to review.

It's because the gurus tell everyone that taking action is buying, not building confidence to buy.

Once you're all moved out & settled in your new primary, you could always explore DSCR rental loan options to take capital out of the rental property if seen fit-- which would also remove the current loan from self encumbrance & free up your DTI.It's never a bad idea to hold onto assets in an appreciating market!

.- SS rule - self sufficiency rule - gross rents of all potential units 2-4  X gross rents at 75% needs to meet 1:1 or 100% of the monthly PITIA payment or greater.