Once you get into the 5+ unit properties, the lending market evaporates, there are very few lenders in this market and the rates are 1-1.5 higher than in the 1-4 unit market, if you are thinking bigger, the 10+ unit financing is best case 65% LTV, where the 1-4 unit market is 80% LTV for  Stabilized rent ready properties, and if you are buying a fixer upper you can usually get 90% of purchase and 100% of rehab. 

What are the best areas to build a shipping container home, buy a multi family or buy a fixer upper home without breaking the bank but still be in a decent area?

It’s a bit of a fixer upper, but in a great location. 

We bought a home 6 years ago to fix up. Life happened and now 6 years later, we need to do something about it. It's our primary residence. It's a 1972 ranch with a superb location with elevation and views of almost th...

Loan Balance $295,000Loan Maturity Date 11/1/2051Property Specifications:SFHBedrooms 4Bathrooms 3Square Feet 2316Year Built 2021Garage Size 2Schools Rating (scale 3-30, 30 is best) 18Lot size (sq ft) 7,631.0Purchase price: $330,000Market Value: $350,000Estimated Financial AssumptionsMonthlyYearlyRent (upper)*$2,350$28,200Rent (lower)*$2,250$27,000Property Taxes$425$5,100Insurance$200$2,400Repairs$65$780Property Management Monthly (%)0.00%Property Management Monthly ($)$75$900Leasing Fee$95.80$1,150HOA$146$1,752Vacancy Rate4.00%Total Fixed Expenses$1,096$13,150Total Expenses (Fixed + Mortgage)$2,620$31,437

Use the search feature (magnifying glass, upper right) and search for "tenant occupied property" or "tenant occupied rental" to find a ton of discussions.You need to know what you are doing.

I believe it still would be.Finding properties that meet the ADU requirements can be hard, as they occur more in the upper price points.

The property features two 1,400 sq ft suites on the main level (one currently leased) and over 3,000 sq ft on the upper level, with 750 sq ft already occupied, 3 small office spaces (+/- 250 sq ft each), and a basement tenant with 1,400 sq ft of storage space.The building generates $6,000 in monthly gross income from its five tenants, but with full occupancy and market-rate rents, it has the potential to bring in $10,000+ per month.Given its historical significance, stunning architectural details, and location, I’m curious about your opinion: Would this property be more marketable for sale with or without the current tenants?

I feel the Bowie/Upper Marlboro area offer great value for flipping and/or rentals because the costs are lower yet you can sell to the DC buyer.  

Expensive and waste to replace all since upper cabinets are all good, having all cabinets painted would cost $1500 - also not cheap, the paint may get chipped easily.  7.