Two properties, one for residence, one for rental (Beginner)

[Robert Holder]

My goal is to purchase two properties in 2023, my dilemma is that I would like to purchase one to live in and would like to start my rental property investing this year as well.

Quick summary, I am currently 25 years old, finished school in December of 2019 and started my job where I currently work in January 2020. I moved back in with my parents after college and my plan at that time was to purchase a home in the middle of 2020 after I had saved up enough for a 20% down payment for my first home. After that I had plans to save cash until I had enough for a 20% down payment for in investment property and begin my journey. The housing market boom the last few years threw a wrench in my plans, after searching for a home for 3 years I am still searching and have yet to purchase my first home.

I currently have approximately $60k to put toward a home for myself + investment property. My main question I am looking for support on is which is the best route to take as far as % down and types of mortgage? For example, is it a bad option to purchase a home for myself with 5% down to save cash to be able to put 20% down on the investment property?  I have also entertained the idea of purchasing a duplex to live in half (min down payment) to save cash to put toward another property. 

I have only explored conventional mortgages, are there better loan options available for these types of situations? 

If I am going about this completely wrong please don't hesitate to let me know! 

Short side note- homes in my area are relatively inexpensive compared to national averages. I am located in western Pennsylvania. Average home cost I have been searching for myself is around $130k. Multi family units in my area are very hard to find, but average $100k to $200k depending on location and condition. 

Any and all advise is appreciated! Please forgive me if this has been discussed before, I am brand new to this forum and just getting started. 

[Nathan A.]

It sounds like you have a plan and you have enough cash for your area. When you say you have been searching for 3 years, what has held you back? If you haven't already gotten a lender preapproval and you haven't found an agent, I would do those things, and you'd be surprised how quickly things could start moving from there.

If you want to buy two separate properties, buy your primary residence first with a FHA loan or low down payment conventional loan. House-hack it if at all possible (either by purchasing a multi-family or by renting out rooms). As you mentioned, you would then have cash left over for a down payment on an investment property.

Keep some of your $60K for reserves.