4-Plexes - 1 Closed, 4 on Deck - Need Advice for Finance Hacking Next 4

[Sophia Hayden]

I recently closed on a BEAUTIFUL 4 plex in Northwest Arkansas. The property is than 10 years old, I know what is good/bad about these as I own one now. They really don't need a reno, just some minor repairs on things that go bad around 10 year mark on units...

I have an opportunity:

I have two more from the same seller listed, and 2 more off-market. I am looking to take advantage of owner-occupied conventional financing every 12 months. I want to bridge finance and purchase with minimal down, with the idea to do owner-occupied conventional refinancing for these next 4, but purchasing them all in the next 2-6 months. Come October of 2026, owner occupy refinance the first (10 months). Come October 2027, do the same... etc. until 2029. I have a plan, I need the hive mind to help me execute.

My competitive advantages:

1. Realtor friend who shares commission with me (I get ~$22k of the 3% commission)

2. 800+ credit score

3. I am a corporate baddie with excellent W2 income + incentives (workaholic) that are both quarterly and annual (predictable cash flow).

4. I used to work in real estate seeing the expansion of 20k SFR buy to rent homes to 35K. I owned corporate ops finance and business intelligence for purchase/reno/listing/turns.

5. I now am an experienced land lord on paper, although I did it with my family business before in light industrial/commercial, and supported a huge private fund with the 35k homes.

My weaknesses:

1. With this last purchase, I have minimal amount available for down-payments with typical, conventional routes (15-20% down). I want to house hack 5% down on a rolling basis every 12 months for these next four, and market my strengths as an opportunity to believe in my business plan.

2. I would need a bridge loan for 1 year for property 1, 2 years for 2, 3 years for 3, 4 years for 4. Each with a plan to occupy, and manage on a go forward basis.

3. I do not know of any lenders so far which can accommodate even scenario one, yet alone 2-4. 

The solve/help needed:

I am determined to make this work, am super type-a, and want to get this deal going to make a plan to massively scale beyond these 20 doors. What creative lending options are available to make an offer on all 4, with minimal down, points up front, and get his boat moving?