I imagine most would recommend private money lending to satisfy this need, but I wanted to see if there are any other work arounds that may be available. 10% with 2 points is an alternative, but you would still have to carry that loan for the 3-5 months it would require to fill each unit in a fourplex, after repair costs.

@Brandon Turner Hey Brandon,I'll have more later I'm sure but one line of thinking this morning is.....If you're in a metro area investing, you want to have rentals where the people want to live right, or how else will you fill them?

I am in need of advice of wheather to purchase a single family home or a single apartment unit.To provide you with a little background on the apartment unit property I am viewing here are the numbers:4 bed 4 bath in a college town93% occupied/filled rate over past 3 yearsAsking price: $85,000Down payment: $17,000+(2-3% closing cost)Mortgage payment: $443 with mortgage, property taxes, and insurance (assumption 4.25% interest rate)Monthly Rent per tenant: $350Monthly HOA Fee: $250Monthly profit: ~$700+One of the factors that is holding me from the deal is the following:1.) greater appreciation if I was to buy a single family home vs the risk that additional apartment complexes are built in the college townWhat are your thoughts experienced real estate investors?

I am not a lender but same as you for being selfemployed lenders will give me a hard time due to the amount of deductions so what I met with a mortgage broker before filling my taxes to get a better idea of how much in deductions should I present.

In hindsight, should have filled in the pool with dirt and called it a day, but oh well :)

Fairfield seems like a better comparison to Sac in some ways to me, but I know less about the area, so maybe William can fill that in more.

This will be my first time filling out a contract.

Example #1:1 - Bring in a cash partner at <fill in the cost to buy in and % of returns they are buying>2 - Put a timetable on their involvement, with a payoff of their original capital + returns.3 - Use the funds to pay off the remaining balance in the original property's debtExample #2:1 - Bring in a cash partner that pays off the existing debt completely, and give them a guaranteed return based on the time it will take you to do the conversion and sales.2 - Use the funds to pay off the debt.3 - You now have 100% equity, and you're freed up to get the needed funding for the conversion...and all of the original funds back for use moving forward with your next deal...simultaneously. 

Hi Ryan, You can shoot for the SFRs and use a combination of the following to "fill-in the gaps:" Net Lease Properties (NNN)Delaware Statutory Trusts (DSTs) Tenant-In-Common Investment Properties (TICs) These are often used a back-up or filler properties when a 1031 Exchange is involved.

That hasn't been an issue yet and maybe @Trevor Mauch could fill us in on future plans to limit this.