Specially in CA where it already is very expensive.

Both Providence and Woonsocket have a special tax rate for owner occupants vs. non-owner-occupants, which is a fancy way of saying they tax landlords more.

If you're a Real Estate Agent/Realtor who specializes in working with investors - new and experienced - It would be great to hear from you!

@Kim LeJeune Definitely consult with an attorney who specializes in this area before moving forward.

You can then go on to occupy another multifamily property, acquiring a conventional loan with a larger down payment.These rules/lending limits might be a bit different in your market, but my point is this : the rules are tricky, you need a long-term plan and a great lender/agent who specialize in investments.

If offer is accepted tho, and we are binding into a purchase agreement should there be special wording in the contingency for protection?

Could you handle it if the HOA decides to bump the HOA fees next year or hit you with a $3,000 special assessment to pave the parking lot and replace the roof?

Often times the local banks will have promotions/specials for limited periods of time - you could get lucky and find one that has a lower down payment for an under 4 unit non owner occupied.  

Further, there's around 20 items on autopay, newspapers, cable, internet, phone, medical insurance, etc.

Adam, I have an associate who specializes in these types of assets.