TurkMortgages.com (a team of NEXA Mortgage, LLC) · Ethan Morgan NMLS #2738407 · NEXA Mortgage, LLC Corp NMLS #1660690
Finance 2-, 3-, or 4-unit investment properties (duplexes, triplexes, fourplexes) in Texas. Rental income from non-occupied units typically counts toward qualifying income on DSCR and some conventional programs. Higher down payment than single-family rentals — but stronger cash flow and faster portfolio scaling per door.
Multi-unit financing covers small residential income properties of 2 to 4 units — duplexes, triplexes, and fourplexes. They're treated as residential (not commercial) by lenders, so you can finance them with DSCR, conventional investor, or even FHA programs. The big advantage: rental income from the units counts toward qualifying income, you get multiple income streams under one roof, and per-door cash flow is usually stronger than a single-family rental.
If you live in one unit, you can buy a 2-4 unit property with as little as 3.5% down (FHA) and rent the others. Your tenants effectively pay your mortgage while you live cheap and build equity — one of the strongest entry strategies in real estate.
A 2–4 unit property is underwritten as residential — meaning conventional, FHA, VA, and DSCR programs are all available, just with multi-unit specific rules. The total property covers itself (DSCR) or qualifies you with combined personal + rental income (conventional). Down payment, reserves, and credit thresholds run slightly higher than single-family rentals because lenders see multi-unit as marginally more complex.
DSCR: property income qualifies the loan; LLC titling allowed; 20–25% down. Conventional investor: you qualify with personal income + a portion of rental income; 15–25% down. FHA / VA owner-occupied: you live in one unit, low down (3.5% FHA / $0 VA), and rent the others.
If the property is partially owner-occupied, rental income from the other units typically counts toward your qualifying income (with a haircut, usually 75%). Pure investment files use 75–80% of the appraiser's market rent schedule on conventional, or actual rents on DSCR.
If you'll live in one unit for at least 12 months, FHA (3.5% down) or VA ($0 down) unlock dramatically lower entry costs vs. pure investment. You still get to count the rental income from other units. It's the single best move for first-time multi-unit buyers.
Enter total monthly rent across all units in the 'income' field. For owner-occupied, exclude your unit's rent. Reserves, taxes, and insurance vary by property and city. For illustration only — not an offer or approval. Excludes taxes, insurance, HOA, and mortgage insurance.
Multi-unit (2–4) is handled by both agency and DSCR wholesale investors. I shop the best fit based on whether you're owner-occupying or pure investment, and on the property's cash flow profile.
Investment properties in Texas are commonly titled in an LLC for liability protection and clean separation from personal finances. This is fully supported by DSCR / non-QM lenders (and often required). Standard agency loans (Fannie/Freddie) require title in your personal name. I'll match the right product to your titling preference.
| Feature | Multi-Unit (2-4) | Single-Family Rental |
|---|---|---|
| Doors per closing | 2–4 | 1 |
| Cash flow per dollar | Usually higher | Standard |
| Down payment | Slightly higher | Lower |
| House-hack possible | Yes (live in 1) | No |
| Management | More tenants | Single tenant |
| Resale liquidity | Investor buyers | Both inv. + owner-occ |
| Best for | Cash-flow-focused, scale per door | Appreciation + simple management |
Many investors mix the two — multi-unit for cash flow, SFR for appreciation. I'll model both for a specific market so you can see real numbers side-by-side.
Let's match the right program — DSCR for pure investment, FHA / VA for house-hack — and run the numbers on your target duplex or fourplex. No cost, no obligation. English & Turkish.