Stop telling new investors to buy 5+ unit properties
This might be an unpopular opinion so I'm curious what others think.
I talk to a lot of newer investors who come in already convinced they want to go straight to a 5 or 6 unit. But I've watched enough of these go sideways that I've changed how I have that conversation.
The thing that doesn't get explained clearly enough is that the second you cross into 5 units you're in a completely different lending world. Residential financing is gone. You're now in commercial territory, which means the loan lives or dies on the property's income documentation, not your personal financials.
That would be fine if most small multifamily sellers kept clean books. Most don't. We're talking mom and pop owners with inconsistent records, missing leases, and expense histories that are basically a best guess. Getting a commercial loan closed on a messy file is a real fight.
Meanwhile on the 1-4 unit side your W2 income still works for you, conventional financing is on the table, rates are better, and there are way more lenders competing for your business. For someone still learning the asset class that predictability is genuinely valuable.
I'm not saying avoid 5+ units, long term they're a great vehicle. I just think the order of operations matters more than most people admit.
But I'd love to hear from people who went straight to 5+ on their first deal. How did the financing process actually go for you? Would you do it the same way again?