How to Buy a Rental Property with Little Money Down

last Updated on December 6, 2021 by Mark Ferguson little money down many people want to buy investment properties because of the fantastic returns they can provide. however, many people do not have the 20 percentage down payment ( or more ) that most banks require. There are ways to buy an investment property with little money down. The easiest direction to buy an investing property with less than 20 percentage down is to buy as an owner-occupant and later rent out the house, but there are many other options for investors arsenic well. Using a line of credit, refinancing your home, house hack, the BRRRR method acting, or even credit cards can provide ways to buy investment properties for less money. Seller finance is a capital direction to put less money down on a lease property if you can find sellers who are volition. A more advanced technique is to use hard-money finance that you can refinance into a conventional loanword. Whatever direction you choose to buy a rental property, research the method to make certain that it is legal in your country, your lender approves it, and that you are not stretching your finances besides thin .

How much money down do most banks require?

An investor will have to put down at least 20 percentage to buy a property from a typical bank. If you own more than four properties, that figure can increase to 25 percentage down, providing that they are even volition to finance more than four properties. On acme of the down payment, an investor will have to pay closure costs, which can range from two to four percentage of the loanword measure. It is very expensive to buy an investment property using finance from a typical savings bank. I have found a big portfolio lender who will finance as many properties as I want with 20 percentage down, but they are not easy to find. once you factor in repairs, carrying costs, depressed payment, and close costs it can cost arsenic much as $ 30,000 to buy a $ 100,000 rental property. The video below goes over ways to buy with little money down equally well :

How to buy as an owner-occupant

The easiest way to buy an investment property with small money down is to buy as an owner-occupant, satisfy your lend requirements, economic rent out the property, and keep it as an investment. Most owner-occupant loans require the buyer to occupy the dwelling for at least a year. Once that class is up, you can rent out the house and turn it into an investment property. There are many owner-occupied loans available, with down payments ranging from 0 to 5 percentage down. You can put arsenic much money down as you want if you want to put 20 percentage down or even 50 percentage down. USDA and VA have great no-money-down programs and small to no mortgage policy, which will save an investor a fortune of money each calendar month. You will have more costs with short money down loans because mortgage indemnity is required. mortgage insurance can add hundreds of dollars to your family payment and eat away at your cash flow. The action of buying as an owner-occupant and then turning the house into an investment property is as follows : 1. Buy a house as an owner resident, which will cash flow when you rent it out. 2. Move into the house and live there for at least a year .

  1.  After the year is up, find another house that will cash flow and purchase that home as an owner-occupant.

4. Move out of the first house and keep it as a rental. Move into the newfangled house and repeat the process every class ! finally, you will be building up equity and extra cash flow, which will enable you to buy properties with a 20 percentage down requital. Repeating this process 10 times would be an excellent way to get started, but no matchless wants to move ten-spot times in ten years. It can besides be sturdy to convince your kin to live in a home that would be a big rental .

Low down payment owner occupant loans

If you are going the owner-occupant route there are many loans available that have from very little to nothing down required .

FHA loan

FHA loans are government-insured loans that can be obtained with angstrom little as 3.5 percentage down. You can only have one FHA loan at a fourth dimension unless you have extenuating circumstances like a job move. You do have to pay mortgage insurance on FHA loans, which I will discuss late in this article. There are limits to the amount an FHA mortgage can be, which varies by state and evening city .

USDA loan

USDA is a loanword that can be used in rural areas and small towns. The loanword can ’ thyroxine be used in medium-sized towns or large towns/metro areas. The lend is a fantastic loan for those that qualify and want to buy a home in the designate areas. department of agriculture loans can be had with no money down, but do have mortgage insurance deoxyadenosine monophosphate well .

VA loans

department of veterans affairs loans are run through the United States Veterans Administration. You have to be a seasoned to qualify for the loanword, but they besides can be had with no money depressed and no mortgage policy ! VA is a great choice for those that qualify because the costs are so much less without mortgage insurance .

Down payment assistance programs

many states have down requital aid programs. In Colorado, we have a program called CHFA. The program helps buyers get into owner-occupied homes with very short money down. CHFA actually uses an FHA lend but allows for less than a 3.5 percentage down payment. Check with lenders on your state of matter to see if you have any programs that help with down payment aid .

Conventional mortgages

evening conventional mortgages have low down payment loans available for owner-occupants. For owner-occupants, conventional loans have down payments equally humble as 3 percentage. You will most surely have to pay mortgage insurance with any conventional lend that has less than 20 percentage down. Unlike some of the other loan options available, you can have american samoa many conventional mortgages in your name as you want as an owner resident .

FHA 203K Rehab loan

An FHA 203K rehab loanword allows the borrower to finance the house they are buying and repairs they would like to complete after close. This is a big loanword for homes that need workplace, but the buyer has limited funds to repair a dwelling. There are more costs associated with this loanword upfront because two appraisals are needed and lenders have higher fees for 203K loans .

NACA Loans

NACA is a non-profit program with :

  • No down payment
  • No closing costs
  • No points or fees
  • No credit score consideration
  • Below market 30-year and 15-year fixed-rate loans

This sounds like it is besides good to be true, and it is a bang-up course of study. however, you do not simply apply for the loanword and hope the lender approves you. You must take classes, and even host classes when in the loanword course of study. More details are on the NACA site .

What loan costs does a buyer need to consider besides the down payment?

On about any loan you will have more costs than just the down requital. The lender will charge an initiation fee, appraisal tip, postpaid concern, prepaid indemnity and possibly prepay mortgage insurance. Plus you may have more costs the championship company charges like a completion fee, recording fees, and possibly title policy. In most cases, the seller pays for title indemnity, but with HUD and VA foreclosures the buyer has to pay for title indemnity. These costs can add up to another 3.5 percentage of the mortgage sum or sometimes more. When you talk to a lender they can give you an estimate of precisely how much these costs will be before you get your loan .

Can you ask the seller to pay closing costs?

evening though the lenders and championship company will charge you more fees than fair the depressed payment, that does not mean you have to pay that upfront. You can ask the seller to pay close costs for you. If you can get the seller to pay your close costs for you, loans like VA and USDA may be obtained with no out-of-pocket cash. You may still have to put down an earnest money deposit, but that can be refunded at close in some cases. When you ask the seller to pay completion costs, it reduces the sum of money they are getting from the sale so you might actually be paying more for the home than if you didn ’ triiodothyronine ask for closing costs. But in my mind paying a small more for the house and finance those costs to save cash is better than paying more money out-of-pocket for a little cheaper base .

House Hacking

House hack is when you buy as an owner-occupant but you buy a multifamily property alternatively of a theater. By purchasing a multifamily property you can live in one whole while you rent out the early units. This scheme allows you to rent the property fast, which may mean the bank will be more bequeath to give you a new loanword american samoa soon as you are ready to move out. You will besides have serve from the other tenants to pay your mortgage. In some cases, you may be able to live for loose while you own the house because the other rent covers your costs .

Virtual real estate

Yes, you can now buy virtual real estate ! This is kingdom in the metaverse that merely exists digitally. Some pieces of virtual real estate have sold for millions of dollars and others can be bought for about nothing. hera is some more information on getting started !

BRRRR Method

BRRRR stands for bargain, repair, rent, refinance, and reprise. It is a great way to get into rentals with less money down. You will need to get an amazing deal to make this strategy make, but you may be able to get all of your money back. You buy a house that is an amazing deal, fasten it up, rent the place, and then refinance it. Once the refinance is done you repeat over and over ! The identify to making this scheme work is getting an amazing hand with plenty of fairness. You besides need to be prepare if things do not go absolutely. Appraisals can come in low, the banks may not want to finance you, you may not get the place rented or repaired angstrom fast as hoped, etc .

Hard money loans

Using hard money can save you a short ton of cash in the short-run, but it is more expensive in the end. Fannie Mae lend guidelines, allow you to refinance a home with no seasoning time period, which means you do not have to wait six months or a class after you purchase a family, to refinance at a higher value than what you bought it for. Fannie Mae guidelines base the refinance amount on a newly appraisal, and they will allow a 75 percentage loan-to-value proportion. Fannie Mae guidelines do not allow a cash-out refinance, but they do allow the refinance to pay off any existing loans. many hard money lenders will allow a buyer to borrow up to 100 percentage of the purchase price and to finance repairs vitamin a well.

Since Fannie Mae guidelines allow a 75 percentage loan-to-value refinance, theoretically an investor could buy a home for $ 100,000 and get a lend with a hard money lender for $ 100,000 plus $ 30,000 in repairs for a sum loan sum of $ 130,000. The investor could refinance the home for a much as 75 percentage of a new appraisal. If the appraisal came in at $ 180,000, then 75 percentage loan-to-value would allow a refinance of $ 135,000. Fannie will not allow a cash-out refinance, but the investor could refinance the full $ 130,000 lend measure. This scheme can be dearly-won due to hard money fees, but it allows the investor to refinance the entire buy price and repair ! This strategy can besides be very bad because you are depending on a gamey appraisal to get your money out. Most hard money loans are entirely one class and you must pay off the loan after that year. refinance appraisals are not constantly vitamin a high as we would like them to be. Make surely you have an exit strategy if the appraisal comes in lower than you expect .

Private money loans

One legalize way to buy real estate with no money down is to use secret money. Private money is from a secret investor, supporter, or class penis. The private investor will give you money at a certain interest rate to buy a interchange or lease property. private money rates can vary from very cheap to very expensive depending on the relationship, investment, and terms of the loanword. I use private money from my sister for my fix and flips. She charges me six percentage interest. It is a big manner to reduce the amount of cash I have into the properties. I have used individual money to buy commercial rentals and then refinance into a long-run loan with a local bank .

Can being a real estate agent help?

There are many advantages to having your real estate license, but the biggest profit is you can keep your commission on about every family you buy. On a $ 100,000 house, your perpetration could be $ 3,000 dollars or more. here is an article that details why it is an advantage to become a real number estate agent if you are an investor. Being a real estate of the realm agentive role besides gives me an advantage in finding and purchasing great deals. I detail how heavily it is to get your substantial estate license here. I saved more than $ 270,000 a class on commissions by being a real estate agent. That does not include the money I made on deals that I got because I was an agent .

Turnkey rentals

A new tendency in the US is buying prison guard rental properties that are purchased, repaired, rented, and managed by a prison guard supplier. prison guard properties are a capital opportunity for investors to buy rental properties out-of-state when homes are besides expensive in their sphere. There are prison guard providers who offer ampere little as 5 percentage down for investors, but they tend to have very high-interest rates. here is a capital article about prison guard providers or send me a request here for prison guard providers I know of. I bought a prison guard lease in Cleveland a few years ago .

Line of credit

I have had many lines of recognition in my career. I have had lines of credit against my personal family ( the house I live in ) and my investing properties. It is much easier to get a channel of credit against your personal theater and some banks will not even offer lines of credit on investing properties. A line of accredit is basically a loanword against a home, but you do not have to use the money all the time. If you do not need the money you can pay it back to the bank and not be charged interest on it. When you need the money again, you can borrow it very quickly a farseeing as the tune is open .

Off-market properties

Off-market properties are purchased through calculate market or by son of mouth. Buying off-market normally means less expensive properties and in some cases, owners with elastic terms such as owner finance. many investors wholesale off-market properties, which you can purchase with no down payment. Wholesaling is a process of buying and selling properties identical cursorily. The properties must be very good deals and are normally found by direct market for properties. many investors make a bang-up live by only wholesaling properties to other investors .

Seller financing

Some sellers may be uncoerced to finance the house they are selling or finance a moment lend on a family that allows a buyer to put less than 20 percentage gloomy. If your depository financial institution is bequeath to offer 80 percentage loan-to-value, the seller may offer to lend the other 20 percentage, which would amount to no money down for the buyer. The seller may besides offer a issue of other loan-to-value percentages to help a buyer pay back into a home for less than 20 percentage devour. Finding seller-financed properties is the slippery part. Most sellers are not looking to finance a loanword when they sell. To find seller finance listings, look for homes that have no loans against them or an MLS list description that say seller financing is available. The seller ’ mho terms can vary greatly depending on how desperate they are to sell and what precisely they are looking to get out of the cope. Do not expect to pay four percentage interest on a seller-financed loanword ; they will want a bounty on any money they lend. It is besides harder to find bang-up deals with seller financing, which is key to my strategy. There are many fresh restrictions on finance thanks to the late Dodd-Frank Act .


In most areas of the country, home values are rising and interest rates are at record lows. You may be able to refinance your base and get adequate money to buy an investment property. Once you are able to buy an investment place, you can refinance it in one year ( sometimes less with the correctly bank ). With rates a moo as they are, if you bought the home below market value, you should be able to take out american samoa much as you put into the theater and still cash flow. I use this refinance proficiency all the clock. Getting lenders to do a refinance is crafty when you own multiple investment properties. I use a portfolio lender who has allowed me to use a cash-out refinance on as many properties as I want. Below is a property I refinanced :

Move in ready Houses

A move-in fix property means all the repairs are completed and it is ready to rent a soon as you buy the home. There can be many advantages to buying a decent base. The biggest advantage is you do not have to pay for repairs. You besides do not have to spend time waiting for repairs to be done, which saves money on mortgage payments, utilities, and other carry costs. The downside of a move-in ready property is that it is normally more expensive and provides less cash flow than a home that needs work .

Credit cards

A few other ways to get promptly cash can be very expensive and are normally reserved for people looking to do a promptly flip. If you have a killer distribute you can not pass up, you may want to consider these options, but I do not recommend using them unless it is necessary. The easiest way to get agile cash is with credit cards. You can get a cash advance or pay for repairs using your credit rating poster. If you use a credit poster to finance your down payment or repairs and can not pay it off right aside, do not pay the 17 percentage concern rate. Do your best to get another circuit board that will allow a libra transfer. many times, you can transfer all of your balance and pay little to no interest for up to a year. That may give you adequate time to pay off the card and not to be stuck with a high-interest rate eating all of your profits. I besides suggest using a rewards card for repairs on your investment properties. If you pay the balance off every calendar month, this is a great direction to make a little excess money .

Self-directed IRA

If you have money invested in an IRA, you are not limited to investing in stocks or reciprocal funds. There are special autonomous IRAs that you can use to purchase an investing property. You can use your IRA for depressed payments and repairs and then collect lease in the IRA .


Some 401ks allow an investor to take out a loanword against them. You normally have to pay back the loan relatively quickly and pay interest on the loan. You have to be very careful when borrowing from a 401k because the money you borrow is no longer earning interest or growing in your retirement fund. If you lose your job, you besides may be required to pay back the loanword within 60 days or pay a 10 percentage punishment and income tax on the loanword .

Subject to loans

With a discipline to loanword, you buy a house without paying off the former owner ’ second mortgage. This is another crafty situation ; investors must be very careful with it. Most bank mortgages are not assumable ; when the homeowner sells the house, they have to pay the lend in full. The bank most likely will have a due-on-sale clause that says the loans must be paid in full, once the property transfers ownership. With subject to loans the newly investor buys a house national to an old mortgage and does not pay off the loanword. There is a probability that the savings bank will require the loan to be paid off if they find out that the home has been sold. Investors buy homes subject to a mortgage so that they do not have to get a new loanword. It may be arduous for the investor to qualify for a mortgage or they may be maxed out on being able to get new loans. If you buy a home for $ 80,000 that has a $ 75,000 mortgage in invest, the investor would entirely need $ 5,000 to buy the house rather of the normal 20 percentage or more .

Fannie Mae Homepath program

The Fannie Mae Homepath program on their REO properties allows investors to put lone 10 percentage down and allows up to 20 finance loans in one person ’ randomness name, which is besides a huge bonus. It is identical difficult for many investors to get loans on more than four properties. This program has been discontinued. 


lease properties can be expensive, but there are ways to purchase them with less than 20 percentage down. If you are short on cash, buying properties with fiddling money down can accelerate the buying schedule and increase your returns. however, you will most probably make less money on each property, because borrowing that final 20 percentage can be much more expensive than the foremost 80 percentage. My ledger Build a Rental Property Empire, goes over how to buy investment properties with little money down. It besides covers how to find deals, finance rentals, manage them, and much more ! It is available as a paperback and ebook on Amazon or as an audiobook on Audible. build a rental property empire

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Category : Finance

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