Additionally, you'll need to locate a property with either a vacant unit or a shorter lease that could be canceled, allowing you to occupy a unit as your primary residence, as required by the terms of your low down payment loan.

You can use DSCR programs that only looks at your credit and the property itself.Either way, it will be important to have a high enough credit and down payment to qualify.

(My spouse just landed her first gig and is projected to start in November 2024) and we are ready to invest starting fresh in 2025 with minimal payments left on loans, etc.

It was more than just work; it was about getting to know each other and earning trust. 

Generally there are three categories of multifamily investment properties – which will greatly determine your loan options.These three categories are based on the number of units at the property.2-4 Units: While these are “multifamily” properties in the sense that there are “multiple units” – you will generally have very similar options for financing to traditional residential loans on single family rentals – think the traditional 30-year fixed rate conventional option or DSCR Loans – and the coveted 20% down payment option too.

Then I learn we can move them into a land trust bypassing this 7% tax then into and LLC.

Brandon(same name),If you sent in the $50 fee to apply and paid another $50 in person then the city will apply the extra payment to the following year (2013-2014).

We would just need to verify you have a decent credit score and the rents can cover the total mortgage payment at that loan amount. 

I also found a bank that would finance that low cost of property as a regular 30 year loan so payments on debt is way low obvious $100 - $120 per unit.

Here's a PARTIAL list:Office rentComputers, printers & softwareInternet & phone billOffice furnitureOffice supplies: paper, postage, ink, etc.Office liability insuranceAuto expenses: monthly payment, insurance, gas, maintenance, registration/plate feesBroker license fees: annual, monthly board & MLS fees, continuing education fees, E&O insuranceEquipment: lockboxes, signs, etc.Business income tax preparation and paymentsStaff payroll & payroll taxes Time Tasks: answering phones, calling past due tenants, scheduling tours, taking marketing pics, processing those pics, writing ads, researching rent amounts, posting ads, explaining to owners how rent determined & showing where ad posted, opening & processing mail, posting payments, bank deposits, scanning documents & posting to owner & tenant portals, explaining accounting to owners so they understand their monthly statements, taking pics/videos of repairs, finding reputable handymen and contractors, confirming they're properly licensed & insured and tracking annually, verifying repairs done properly, processing invoices for utility bills, repairs, taxes, city inspections, scheduling periodic property evaluations/inspections with tenants that don't want strangers in their homes, explaining to owners why taking so long, and more & more & more...