We put it on the market at $3M but never got the offers we wanted, it was during the holidays and when rates were skyrocketing.

However, an easier option would be to use a bridge loan to help with acquisition and rehab financing if the property needs some work.

That might be an option.

I have heard about doing deals with little to no cash down but I'm skeptical about whether creative financing options are truly viable.

If you're househacking, Conventional is likely the best option for you and will only require 5% down on multifamily.

I will start from the offer stage. 

@Max Bellino For smaller properties like your 2–4 unit multifamily buildings, an online cost segregation study is a quicker and more cost-effective option, providing sufficient accuracy for straightforward properties.

Since you already have an offer, it’s not really about whether the property will sit for six months, it’s about whether keeping it makes financial sense.

This makes targeting distressed sellers, such as those in pre-foreclosure, or those with ballooning debt that was taken out in 2020-2021 when the interest rate was 7.37x lower (8/09/2020 the 10-year treasury was .56%, 1/15/2024 the 10-year treasury is 4.69%) making it very difficult for those that underwrote the property in 2020 to have predicted refinancing at these rates and likely a sale is their only option.

I didn't like the fact of calling up sellers just to offer sub to or seller financing.