A question about the 2% rule

[Devon Martin]

I’m planning on starting my investment career by house hacking probably a duplex. With the 2% rule, if I’m going to be living in one half of the building, should I look to achieve only 1% of value of the entire building in rent from the other half?

[Jack P.]

When analyzing a house hack, treat the entire property as though you weren't living in it.  In your case, here's an example:

Purchase price: $100k

Potential rent: $2k/mo ($1k per side)

The above would meet the 2% rule.  However, when you look around, there aren't a lot of properties that can meet that threshold.  I guess it depends on how comfortable you are living in a neighborhood with $100k duplexes.  Really, you're talking about cap rate.  The more accurate rule of thumb is the higher the cap rate, the less desirable it is to live in those places.  

Realistically, the art of the house hack is finding a place where your tenants pay your expenses for you, and you live rent free.  Don't be limited by the 2% rule, 1% rule, or any other rule.  Depending on your market, you may not be able to achieve any of those standard rules, but you can still offset (almost) all of your personal housing costs.  Point is, perform your due diligence, and calculate all the variables.   Make sure your property can survive without collecting rent from the unit you're living in, otherwise the "hack" doesn't work as well.