Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.

I am pre-approve for 200k to buy a 3rd home as a owner occupied but I found a duplex where I can live in one half but it's smaller than my current home lender says they'll have a hard time getting me the loan for a duplex but they can do it for a sfr so if I want to buy the duplex how can I go about it? 

Realize the rules change for lending on someone's owner occupied property, but on a one-off deal like this, I'm sure your state will allow a personal loan for such a small amount without many stipulations.  

If I remember correctly, they want 2 years landlord experience for rental income to be considered for a non owner occupied rental purchase.

I would only agree to this if I was trying to attract a new tenant or preparing the property for sale.If she really wants it, I would suggest asking her to split the cost with you as she would gain a majority of the benefit while she occupies the property. 

@Ben Curtin Often banks attempt to sell to Owner Occupied buyers first and keep Investors out the first couple of rounds; therefore, you might be protected from investor offers.  

That being said, we are currently under contract on a duplex- we got a good price on it, the leases were almost up, and rents were below market rates.Long term, it will be likely easier to sell a duplex than a 3 or 4 unit to a buyer who plans to owner occupy it.  

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.Download BP’s newest book here some good due diligence in Chapter 10.

Scott The Book on Flipping Houses, The Book on Estimating ReHab Costs http://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.Download BP’s newest book here some good due diligence in Chapter 10.

I've heard that investment properties aren't capped at 10% increase per year like owner-occupied homes are.