What’s The Better Investment? | 1-4 Units VS 5 Units+
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- Опубликовано: 17 май 2020
- This video explains the pros and cons of buying investment properties with four units or less VS buying rental properties with five units or more.
Chandler Smith has been investing in real estate for the last 6+ years. He currently owns 99 units of rental real estate with a combination of single-family homes, duplex’s, fourplex’s, an eight plex, a 24 Plex, and a 32 Plex. Chandler has had the opportunity to invest in multiple properties that had four units or less and in multiple properties that were five units or more. He has had the opportunity to see all of the pros and cons of both kind of real estate investment. In this video, he breaks down all of the pros and cons of each. Chandler talks about the difference in financing, scalability, dealing with tenants, and much more. This video was created to help both the novice and experienced real estate investor decide what size of property would be a good fit to add to their portfolio in their current situation. When asked if purchasing single-family, multi family, or big multi family properties is better Chandler’s answer has always been yes. Whether it’s a single-family unit or a 50 Plex Chandler believes all of them are good investments to add to your portfolio when done properly. However, he also believes that each class has its own advantages and disadvantages in this video helps you to understand those so that you know which option is best for you and your current situation.
#Singlefamily #Multifamily #Realestateinvesting
See all of Chandler’s real estate deals in his portfolio playlist!
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www.chandlerdavidsmith.com/
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Interesting video for me because we have almost the exact same portfolio. We own 99 units, 26, 25, 9, & 7 plexes. Several 2-4's and several singles. Bottom line is that starting 1-4 is good but I wish I had moved into bigger things more quickly. I'm 58 and been in it since 1988. Didn't get my first commercial till 2007. One thing I would add is that 30 year financing is available on larger complexes through Fannie Mae. You have to find a broker or lender that specializes in them and jump through all the right hoops but right now you can get 30 year fixed if the loan amount is $750k or more in the 4% range. With Freddie it is $1M or more. You might also note there is a way around the 10 unit limit if you are married. You can own 10 properties with mortgages and your wife can own 10 as well for a total of 20. Hope that helps!
Love this comment, already using the life hack of getting loans for my wife. I would really love to learn more about what you’ve done to get that good of financing for bigger properties. Would you be willing to connect?
@@ChandlerDavidSmith Love your channel and would love to connect sometime. To be clear though, I haven't gotten one of the large loans myself yet, just spent a lot of time researching them. I began the application process on a refi for our $1.2M 25 unit but hit a wall with it, in part because it has a septic system for some of the units. I do plan to apply for one on my other large property, a 26 unit $1.3M. I just recently bought it through a community bank with no cash down and want to develop a relationship with the new bank to be able to do that again. If I refi too quickly they won't like it! I believe interest rates are going to stay low for at least another year until inflation starts as a result of all the recently printed money. So I am looking to claim one in 12-24 months from now. Doing it as a refi instead of a purchase means much less cash to come up with as I will only need the required reserves and not the down payment and reserves together as cash in the bank.
Here is Fannie's page as a starting place on the loans multifamily.fanniemae.com/financing-options/specialty-financing/small-mortgage-loan-program
You can connect with me through my website at LifeChangingSeminars.com.
Thanks!
Rick can I email u
@@RickGrubbs1 hi Rich would you please to contact if possible thanks
Can your typical white guy investor get Fannie Mae, or is it only special interests, Yewish people, people with connections & blacks/minorities who can get it? Serious question
Just bought my first investment, a duplex in the heart of a college campus. Your videos have helped learn a lot, just the start of a long term portfolio!
Eww your going fr short term rentals to adult kids
How has it been?
Love your videos. Gonna be binge watching for awhile
Love your videos, am learning so much. You are an inspiration. Please keep them coming.
I have a growing business of 21 units. I’m in California and you’re not going to raise rents $250 per month. 8% is about it with rent control that’s here. Also that kind of money would be financially catastrophic for the people I have that are closer to the edge. Otherwise great content. Loved it
You just gained a subscriber my man... great content!
Hey Chandler! I just purchased a 4 plex at 21 years old. Thanks for the videos man :)
Congrats! Thank you!
Got a duplex and house flipped at age 23! Nice to meet other young bucks!
How much was the 4 plex and where?
This is awesome content ! I’m learning so much
I haven't even watched and I'm already saying thank you.
I'm deciding between these two types of investments right now. Thank you, thank you.
Commenting for the youtube algorithm!! Thank you for your great content!!
Thank you!!
This was a great video. I must say the one thing I do like about commercial property (5+) is that those business loans do not appear on your personal credit report and financing is easier in the sense that they look more at the income being generated by the property (Net Operating Income) and not so much you as the borrower (Personal Debt To Income Ratio). When you are doing a full doc loan it's alot more intrusive and time consuming. I have both commercial and residential units and I agree their are pros and cons to both. Thanks for sharing this information!
Subbed. Great context and feedback! Just purchased my first rental
As a multi-family owner I have to disagree with your statement that the work to see the upside on a 4 unit is the same as the work to achieve the upside on a 32 unit property. In your example you are raising the rents $250 per unit, per month. If you are doing this with a 32 unit building, two things will happen. First, you will lose a number of tenants which equates to a lot of work with turnover. Turnover involves work with both the new tenant and usually requires painting and maybe updating. Secondly, the tenants that stay will want upgrades and things fixed if you are raising the rent by $250 per month. No tenant is going to be happy forking over $250 more every month, and getting nothing in return. Unhappy tenants move out. Doing work to 32 units is obviously more work than doing work to 4 units. Multi-family buildings are a business and you are constantly trying to keep your customers, i.e. tenants, happy. Also, there are times when you will be getting into a different real estate tax classification when going over a certain number of units (usually the threshold is somewhere between 4 and 12 units). That is a very relevant issue that you do not mention. Don't be fooled here...a 32 unit building is A LOT more work for the owner (if owner-managed) than a 4 unit building. While this video is informative, there is a lot missing from the topic.
Good points
Found you thanks to Kevin. Man am I glad I did. I follow you more now lol thank you for your time and hard work on these videos... keep them coming in! Lol (:
Awesome video. Definitely considering all these points you made for my future. Thanks Chandler
Awesome! Thanks for watching! Glad you liked it!
Great information. Thank you
The 10 home limit it huge info. I know but I've been preaching this on other utube channels. You are the one that has. Man you are the man. Im 5 random videos in. Im sold
I’ve invested in single family residential, flips and rentals. Looking to make the jump into apartments soon, but so far only have experience on the one side. Thanks for sharing this video!
How much $ have you made over time?
I love the videos thanks 🙏🏻
The chapters of life summed up on this epic journey to the top of the mountain.
Rewatching this as I am in the process of 1031-ing a SFR rental in CA to a 2-7plex in AK, Let's scale away my lad, Let's scale away!
Congrats on buying Stradman's Vette! My wife and I are looking to get into real estate in the near future. Subscribing to you in hopes of learning a thing or two, it's time to get our money working for us!
Needed to see this video; I was curious
You deserve more subs my dude
"I felt like a baller" 🤣🤣🤣 I absolutely love the passion you make it seem even more possible and achievable
Love the content bro
Meet Kevin was my favorite but now he’s doing to much Covid stimulus stuff. Your over taking him.
💯
Meet Kevin is obsessed with getting views on his RUclips channel and he gave up on real estate content so he could post 5+ stimulus related videos a day because they get more views.
I'm fine with covering covid/ stimulus. He does a great job at making it understandable for us. But he needs a balance for us og subs. If your making 3 videos a day, and are a real estate channel, atleast 1 of them vids need to be about real estate.
And i think the information is turning repetitive
Zack Howard if you want real estate content watch Matt McKeever or BiggerPockets. They have far better info for investors.
As for Meet Kevin, his content is very basic and he doesn’t strike me as a very knowledgeable investor.
Great vid Chandler! Love the Supa Hota Fire! Lol
Thanks again man
Great video! I invest in single family because I’m a teacher and don’t have time to run a RE biz. They work for me. Passive income, less to do, and less liability like you said.
The problem with SFH is your occupancy is binary: 0% or 100% (unless you STR.) During the 0% you may need to dip into your pocket to make your mortgage. The prospect of paying two mortgages when the economy is tight kills many smaller investors.
Great video dude
My first investment property is a 4 unit. Definitely easier getting started than getting a commercial loan. And about to move now and rent out the house we live in now. Hopefully will be able to figure out a way to get some bigger unit properties in the next few years!
Hey 3 years later, how’s it going?
Would love updates
More properties?
Thanks Chandler!
I just spoke with a lender earlier today and he said he also dreamt about investing in a 4 plex but he said people are snatching them up so quickly it’s hard to get one 😩 not stopping me though!!!
Keep looking!
Great video
Love this
Hey Chandler, I would love to hear how you are finding the best financing for the 24-plex and 32-plex builings you have closed on? I am looking to purchase a 30-40 plex. Thanks!
I'm videographer that is learning how to invest but watching your video have a request. Looks like you have good lighting and lens with quite shallow depth of field but if you record in 4K its means its basically 4x full HD so when you crop you can't crop more than 4x otherwise you are not sharp which to me looks so bad its difficult to watch. Treat it as tip not BS. Kevin had his older videos very saturated and was also difficult to watch but its all good now, he learned. Everybody is learning and this is in my trade :) Have a good one.
I’m 18, but I’ve found this line of work as a good income source for a while now. Hopefully I can get my first 4-plex by the time I’m 21. Thank you for the video!
I’ll co sign
Can you make a video on the insurance difference between 4/less or 5+ properties?
Raising the rent by 250 a month will wipe out alot of tenants. I have had that happen 4 times in my life, each time its a new corporation that bought out the apartments that i lived in. On average i would say 60% of my neighbors were forced to leave, and landlords renovated the places and rent goes up 700 a month easily. Its really bad for the poor, they cant find old units to live in as its getting wiped out everywhere by investors.
Thanks Chandler.
Where can I find a list of monthly payments? I mean ALL monthly payments, including lawn mowing and snow removal expenses. Thanks.
Hi Chandler, great video! I own a 3 family, in the Boston area. I wanted to mention to your views that they need to plan for long term vacancy's, I l;earned first hand years ago, when I first purchased my 3 family, I had 1 tenant move shortly after I moved in, and another tenant refusing to pay rent and I had repairs. I remember at one time, my wife and I had to reach into our bucket of coins just so we purchase groceries.
The second thing I wanted to mention is, if you do decide to purchase a multi family who's going to do the repairs? deal with the constant tenant complaints, etc..
I highly suggest a management company to take care of all of those issues
And do you use a management company for something as little as 2 units? At what size do you recommend using one?
Love the topic! I love 1-4 unit deals because they are very liquid and can be sold quickly if need be, also cash flow tends to be more per door. I don’t like the fact that the market controls the value. I love 5+ because you can quickly add doors. Also, the value is based off income, which you can control, not the market conditions. I don’t like that they are not as easy to liquidate. Overall I love both, own both and plan to grow both!
Love these insights! Well put
Chandler David Smith Thank you sir! Great video!
So true
Storey Stories Yes!
God bless you! You are just straight to the point with excellent knowledge. I appreciate your hard work! I’m 21 introduced real estate to my people. In a year or two, if God permits, I’ll start my own journey with or without my people. But I wanted to say thank you I’m here to stay and learn! God bless. Edit: Everyone take notes some good info given here!
Thank you! Means a lot!
have you started yet?
Look up Building Goshen by Arayomi.
Returns: single family
Scale: multi fam.
I find it’s higher returns with multi fams but less b.s. to deal with from single families
Do you have a in-depth video on analyzing the deals and all those numbers?
I’m buying my first property with more than 4 units right now. Great info.
Congrats! Thanks!
Where are you buying?
Winston Bodkin in Kansas City metro
I'm looking at 6 units...price difference is not significant
@@OmahaTonyG how is it going now
Gotta have both asset classes for diversification and optimizing that youtube algorithm
Can you make a video about how many primary residence's you've had over the past 7-10 years and how you've used your primary to help propel you in your real estate investing.
I want to try it out
Can you direct me to any books that explain how to put the systems in place that you talked about in this video? I'm just getting started doing my due diligence and I'm looking for the right materials to get started. I'm about 1 to 2 years away from my first investment.
Fantastic Content, This is a very select group of people that can measure to this video. The value of making this great of content for this niche of a group will be gaining insnane connections, it won't be millions through youtube like stimulus check videos will get.
I would love to say that I started cutting grass for someone based on what you commented I haven’t but am going to try and get a customer tomorrow when I actually have time
Do u have property management for your multifamily?
You talked about interest rates for 1-4, what about over 5 units? What is usually the difference?
Random value add idea: maybe you have connects for quality investor specific RE agents from all your time and you could refer your viewers to the best RE agents in their state.
Great video! Can l buy 4 units apartment or 4 unit condominium ?
GREAT QUESTION! -- @Chandler Great video, great content. I just purchased a 1-4 unit last month. Real estate is the greatest side-hustle. I work in the creative production industry, that's my bread and butter. That said, I bought my first property by 25 with $0 of my own. As a broke college student, I decided to save up those Financial Aid Pell Grant $ each semester, eventually put it towards a down-payment. Started this RUclips channel for creative projects, but also to eventually document my progress as a part-time real estate investor. Launching a new series about my very first multi-family renovation project shortly. Would love your input!
That’s awesome! I’ll have to check it out
Oh wow. That makes so much sense.
When putting down a down payment were the lenders looking at where you got the down payment from? I’m a college student also and I have some money put away from grants I’m just wondering if they’ll turn me away bc of the grants?
@@Amada__ Nope, it's your money. In college, if qualified, you get financial aid incrementally (per semester). You can save it and/or spend it however you'd like, including for a home purchase. Similar to a stimulus check. Get your bills paid, if you have anything left over, you can use it on a downpayment for a home.
I was told that if the tenant have a lease with the seller, I can only raise rent or kick them out after their lease is up. Is that true?
Good stuff man! 👍
Thanks!
1-4 units got the best interest rates with a primary residence loan, smaller down payment, and you can house hack the property, and STILL cash flow!
Love it!
Yep.
househack nation unite
Hungry Being truth ✊🏼
It's a great tool! Wish I knew about it before I had a ole lady, kid, and 4 animals tho 😏 at this point in my life I could be much much further.
Are you still buying right now? I only have one duplex so I don't have a ton of good deals behind me that I can afford to mess up. I wanted to see how the market reacts in 6-12 months. I feel like investment properties will take a small dip
what do you mean when you say scalability?
Hey Chandler, I do not think the 3.5% financing is possible for residential real estate, at least it is not anymore. I tried that and all the banks told me the same thing. For conventional loan, they all required 15-20%, and the 3.5% FHA required the self sufficiency to be in place, meaning 75% of the gross rent in all the units except the one you live in have to cover the mortgage payment. That requirement is pretty much impossible to meet. Please share your thoughts, I'd truly appreciate it.
What do you mean by scaling ?
Hey Chandler. Do you invest locally or do long distance investing too?
Local
Chandler David Smith which market are you in? I just started in 2018..currently have 5 duplexes..goal is to get to 100 doors by 2023, criteria is to get 13-15% cash on cash returns and atleast 200$/door
@@kriskris5989 hi kris, do you think you’d do like a 50 unit complex !?
@@kriskris5989 insanse! amazing!! he is in idaho i beleive....how did u start...how did u get the tentants prop mananger?? what market are u in
Do you have a earnings video
Positive comment.
Is new construction even worth it in your opinion? I don’t here much about it, but my buddy and me are in business together, and him as a contractor is interested in new construction and building our investment property. And we have the capital for a large down payment because I think new construction loans require a larger down payment. but I don’t wanna put every penny down to start in this game.
I am in the military. I plan on buying a 4unit and live in one. Then pcs and rent it all out. What website do i use to find a nice 4unit? Also any advice would be great? Wanted to use VA loan as well 😊
Search under multi family ,or apartments for sale not rent .
if you buy more doors all at once bulk wholesale price compared to buying one house at a time
I'm being offered a Business Loan, at why amount, from university of la verne sbdc, at zero percent intereste rate.
Can I expect to get a loan for small multi unit?
financially what do you need ? I am unemployed but have some cash
Well yeah bigger is what I would want, but I don’t have enough capital to buy bigger deals on my own. Have to do syndication etc.. or need to start other business to get more money for down payments
Hey chandler! I want to get into multifamily homes but I'm concerned that a bank may not give me a loan on an $800k 4 plex because my dti ratio would be too high. Do you have any tips or suggestions on what I could do with the lender to make them more comfortable with me borrowing? Also, I am VA loan eligible so I don't know if that helps more compared to other loan options.
My best advice would be to talk to your lender. See what they think you might be able to do so they’d be willing to lend to you. Worst case scenario see if you can get someone to cosign but I would talk to multiple vendors and see if anyone can pull some strings for you
800K for a 4plex? Here in Brooklyn Theres 9 unit multi families for around that price…
@Jay yeah I wonder where this 4plex at. 800k alot for a 4plex no matter how nice or how affluent the neighborhood. Very curious tho where it's at
@@donvon5959both of you probably live in the fly over states. 200+ a door all over the south east.
Do you charge for the call?
Hey chandler, I’m currently looking to start investing in real estate. I’m 25 and active duty Airforce with a little over 60k in cash savings in a HYSA. Do you recommend I use a VA loan for my first house which would be my primary residence and then using my extra cash to put a down payment on a second rental property soon after ?
The VA will let you get up to a quadplex with zero down!
I served in the army for 5 years
Patrick Knapp I would love to do that ! The only issue is I’m moving to NJ and the multi family units there are absurdly expensive and I don’t think I’d get approved for that much of a loan just yet.
@@JB-xs3wu you would be surprised, apply and see. I'm not kidding they are giving them to anyone!
Hi Chandler am in Toronto I want to get into real estate do you think it's a good idea to buy cash or take a loan?
You shouldn’t pay in cash only if you are a multi billionaire
So is a unit a room ?
4 units require 25% down. 3.5 is only viable for FHA loan but comes with additional strings attached.
Does that mean you can have 4 unit x 10 loans = 40 doors before you have to switch to commercial? If you are married, can you have another 10 loans?
are all your properties in one state?
How do you manage your 5+ units?
With a Managment company
4 unit 3.5% down sounds like the right fit for me for now
That’s me. Nothing near home though. I live in Utah.
Might have to make the sacrifice and buy east and just move there.
@@iamnobody9001 dont move away from ur home base until you have a masters degree in research or medicine there is few other options but do it close to ur parents family members etc if u have um if u dont still a good idea to stick around somewhere till u have a solid base around fore u decide if u wanna leave or not... im actually goin 15-20% down now that the markets starting its downward motion
Commercial financing is of the devil, they make up rules as they go along, and terms will likely change along the way, the issue with that is you have to have a very expensive commercial appraisal in order to even get real terms. That being said they are way more lucrative long term, I think a mix is a great way to go, I have duplexes that do very well and at least one 8-plex that doesn't do as well. I don't think most tenants know what I own as LLC's protect my ownership. The main thought is to buy real estate and you will look back in 25 years and go wow, I impressed myself.
Must b rich boy like that 3.5% tip
If you’re capped at 10 personal loans. What would be a strategy to replace one of the current loans on your properties to free it up for a better opportunity? Can you purchase a property and then move it to an llc and replace that loan?
You would still need to refinance it with a loan that was crappy either way. 🤷🏻♂️ I am yet to find a good solution
@@ChandlerDavidSmithI figured that if you have 10 investment properties and hypothetically speaking, you should be able to one of them off every 2 years. Lets say the net profit off each property was 500-1000, and the property loans you have are around 200,000, and if you bringing in 5000-10000 a month, you should be able theoretically pay them off every two years, freeing more money for you to either pursue more investment opportunities.
Why not just 1031 and get bigger and or better properties
do you invest out of state or just in idaho?
Just Idaho right now
If you don’t lived in the 4plex, can you still get a low downpayment ?
Have to live in it. 1 year minimum
4:51
😆
I have a triplex fully paid for should I rent it out or sell it
Rent it out. Passive income ftw
Bought at a low basis= sell and take profit
Bought at a high market= rent out
second here!!!!
You got it! 🔥🔥 thanks
Closing on a 6-plex soon! Getting it for $160 and putting 30k into it.
What a deal, where u at?
What’s the cap?
17cap at current rate, if I can get section 8 we are looking higher 20s
Location is Fayetteville NC next to Fort bragg army base. Biggest population army base.
B
I've been on both sides I prefer being a cruise ship just not the titanic lol
TBH I can only have 1-4 units to me anything more would be a complete train wreak for me
Just purchased a triplex with fha by temple university
just got a triplex too. that's good location you have there
@@hungrybeing thanks, I finally got it after looking at over 10 properties before covid19
@@lilsteelers43able oh yea gotta take a look at a bunch so you find that jewel. Glad it worked out. Let us know how it goes
Prices went up a lot near temples. How much is the purchase price? What’s the income for three units?
@@wzeng02 its a three unit but zoned as a duplex so the fha appraised it less than asking price, I got it for 300k. I'm house hacking for a year in the efficiency, 2br goes for about 1150, & 3br 1500
Has anyone done this by using VA loan?? If so can anyone walk me through it? I think I have a great opportunity to make great investments using this type of loan
👍🏾👍🏾