Multifamily: Advantages, Tradeoffs, and How to Choose the Right Asset for Your StrategyOne of the most important decisions new and intermediate investors face is whether to focus on single-family homes (SFHs) or step into small multifamily investments—duplexes, triplexes, and fourplexes.

You’re moving from single-family to multifamily investing, consider DSCR or commercial loans that qualify based on rental income instead of personal income.

If not, keep an eye out for a single-family with a layout that’s easy to convert into two units.

https://www.har.com/content/department/mlsHouston Real Estate Highlights in October, 2025:-Single-family home sales increased 3.2% year-over-year.

What loans/programs to look at (this is key for single moms + first-time buyers)Because you’ll live in one unit, you have access to the best financing available:• FHA loan (3.5% down)Allows you to buy up to a 4-unit property and skip the self-sufficiency test if you buy a duplex or single-family.

I self-manage four single family homes.

If you’re not systemized, this expense balloons.When you add it up, a single turnover can quietly cost $4,000 to $7,000.Most landlords don’t even realize they burned a year of “cash flow” replacing a tenant.Here’s how we eliminate turnover across our Section 8 portfolio:1.

Generally single family is also a tough product for cash flow, though there are some distressed properties that could be made to cash flow after an initial cash investment.

I use them religiously and every single investment I have was ran through the calculators.

The city should have:A metro population of over 1 millionLow crime and low operating costsStrong population and income growthNo rent controlExisting single-family home prices that outpace inflationNote: Very few people live in cities that meet these criteria, which is why most investors buy remotely in a city that does meet all the requirements.2.