The one downside is that population loss is a warning sign...if you are a long-term investor you could lose tens of thousands in appreciation...but you still have debt paydown and equity build...and once that 6-unit is paid off and fully occupied the number will be dreamy.I think the more important question is the strength of your team...mainly your property manager.One thing you should consider is working with housing choice voucher tenants...my city is 80,000 units short of demand right now...this trend is growing across the country quickly....a waitlist for tenants paying market rents can be a very good thing in a declining city

The owner occupied reduced down payment program on conventional mortgages can be repeated over and over. 

Hi, I am assisting my father to retire and sell his property. Currently he owns a motel, and will have a big capital gains on the sell of it.  He would like to do a 1031xchange into another property- does it need to b...

You mentioned you were looking for financing on a single family, "non" investment - will this be your owner-occupied, primary residence?  

;) I plan to owner occupy a 2-4 family in central MA; Worcester and surrounding. 

FHA, so you plan on doing owner occupied?

Fha can be 3.5% down for up to 4 units....1 unit you occupy.Conventional...15% down on 2 units, 25% down 3-4 units...occupying 1 unit yourself.

All are occupied by Section 8 tenants, and meet the 1% rule.

Revenue = $233,000NOI = $150,000It is 98% occupied Economic occupancy is at 88%Room for ~10% increase in rentAsking Price 2.6 million I submitted LOI for $2,300,000What do you think?

Doing it this way will allow you to have a lower down payment, 3-5%, since it is owner-occupied!