When evaluating a market for multifamily investments, one particularly important factor to analyze is employment trends.

Categories include: personal references, employers, and landlords?

To name a few that we've seen...10% down P&L, Bank satement & 1099 loans up to $3,000,000 : these are products that require no tax returns to qualify, these can potentially provide much more leverage to  self employed buyers3.5% down jumbo loans up to $1,500,000 with NO PMI.

Also if you work for a company having a letter from your employer describing the nature of your work is a great idea.

If you wanted to purchase a new primary residence out of state, an underwriter would quickly point out that your current employment can not be maintained and is not likely to continue if you move.

Tap into the equity with a heloc and buy in a out of state market that's demonstrating rental growth, population growth and lower unemployment then national average with multiple employers in the market. 

Tenants would be your regular blue collar, in metro Detroit we have the big 3 so very good employment with future growth and very well paying jobs.

You will just quit your W2 job and become a self employed property manager.So if you are looking for retirement income you should factor in the cost of a property manager, as well as turns, vacancy, repairs, and Cap Ex, which will probably alter the numbers you are expecting.Also add into this, personal asset protection set up and ongoing costs, as well as accounting advice, bookeeping costs, and tax preparation costs if you intend to go in that direction, and not do it yourself (which if you DIY will make you a part time tax repairer and also not retired).Many people get into this because they want to retire, but in reality it seems they are just quiting their job to become self employed.

With perfect credit, 6 figure cash reserves, and a 6 figure self employed income that wasn't affected by Covid, we were just denied refinancing on our investment properties. 

The lender's rationale for canceling was due to Fannie/Freddie guidance on loans where self employed borrowers apply for any Covid relief assistance for their businesses.