How to house hack as soon as possible

Question

I'm 19 and live in the Longview area of Texas. I've been listening to bigger pockets for a little over a year now and really want to get into real estate. Currently doing a flip right now with a few friends whose mom is our hard money lender. So I've at least got my foot in the door. But I'm planning on marrying my girlfriend of 2 year in about a year and a half and am trying to set my self up for success as fast as possible. I plan to finish this flip and rent it out and maybe do another but in January I plan to go to a college and take a semester of welding courses and then start welding. I'm torn by my want to get married (and therefore need of a full time job) and wanting to keep renovating properties which I know will get me to financial freedom faster. But I plan to use my time working wisely as well. I want to get an FHA loan and buy a 2/4 unit to live in with my wife (About a year after I start welding full time). But after talking with my loan officer, she says because I won't have 2 years of credit history on one line of credit, I can't get the loan. Everything else is set up. I work part time right now and will have just finished welding school and gotten a job when I apply for the loan. Meaning I shouldn't have to have two years work history. I even have 3 lines of credit. The only thing holding me back is the lack of two years on one line. Now I don't know if I have no choice but to wait a year longer than I expected to wait (just for the credit line to pass two years) or if there is some other way of doing this.

does anyone know how I can get past the requirement of 2 years history on one line of credit? Or any recommendations of other loans or other options I should be pursuing?

I'm pretty much starved of other investors to talk to so any advice would be very much appreciated!

thanks,

Matthew Gray

does anyone know how I can get past the requirement of 2 years history on one line of credit? Or any recommendations of other loans or other options I should be pursuing?

I'm pretty much starved of other investors to talk to so any advice would be very much appreciated!

thanks,

Matthew Gray

Trey Belmore · Answer

Matthew-

I am a local lender in TX. There is no necessarily a 2 year credit history requirement with FHA. Is the lender suggesting this for a stronger credit history in the hopes it will bolster up your score? I would be happy to discuss to see if we can come up with a different solution. I have also personally house hacked 4 times so understand the nuances.

Henry Clark · Answer

OP. Your perfect as a beginning investor.

Ask if a USDA loan is available and in what area. Talk with a realtor.

1421 N 9th St, Longview- I love Nasty properties. On Market 144 days. See if it is structurally sound. Make an offer that fits for you. Treat as a Buyers Market, move on to the next one.

Ask for Owner finance for 3 years.

Gregory Acs · Answer

Hi Matthew,

You're off to a great start, especially at 19. The fact that you're already working on a flip and thinking ahead about a house hack puts you in a strong position.

As for the credit history, I wouldn't assume you have to wait another year just yet. Different loan programs and lenders can have different underwriting guidelines, so it's worth getting a second opinion before changing your timeline. Since you're planning to start a full-time welding job, your overall financial profile may look different by the time you're ready to apply.

I'm a mortgage broker and work with first-time investors and house hackers. I'd be happy to take a look at your situation and let you know what options may be available based on your goals. Feel free to send me a message.

Ray Williams · Answer

Matthew, I'd get a second opinion before you push your timeline back a year. I'm not aware of any FHA rule that requires two years on a single credit line. When a file gets an automated approval through FHA's scorecard, the big credit requirement is a qualifying score (580 or higher for 3.5% down). What you're describing sounds like a lender overlay, meaning an extra rule that one lender adds on top of FHA, or it's tied to a manual underwrite where the depth of your credit matters more. Overlays vary a lot between lenders, so ask her directly whether it's an FHA requirement or theirs. Side note. You can ask AI and it will tell you the agency guidelines.

The welding school piece actually works in your favor. FHA lets full-time schooling or training count toward the two-year employment history when it's directly related to the job you take afterward. School followed by a welding job, with an offer letter and your first pay stubs, can be a workable file. Hang on to your transcripts and certificate.

A few other things to plan for. The flip you rent out won't count as income until there's a lease and usually some history, so don't build your qualifying around it. On a 3 or 4 unit, FHA runs a self-sufficiency test where 75% of the projected rents have to cover the full payment, and that's tough in a lot of markets, so a duplex is often the easier first step. If your wife will be on the loan, her income and credit go into the picture too.

I work in mortgage lending, and one lender saying no is a really common place for a good first deal to stall when it doesn't need to.

Divin Kanyama · Answer

@Matthew Gray , you are already getting valuable experience at 19, so give yourself credit for that. I would not assume one lender’s answer is the final word. FHA underwriting can consider employment, education, and alternative credit factors differently depending on the full file, so speak with a few FHA-experienced lenders or mortgage brokers and ask them to explain the exact guideline behind the two-year credit-line requirement. Your welding education may also help support the transition into that field, although approval will still depend on documented income, credit, debts, reserves, and the property. Ask about manual underwriting, alternative credit, and other owner-occupied programs, including local banks or credit unions. In the meantime, keep your credit clean, avoid unnecessary debt, save reserves, and finish the current project carefully. A steady welding income does not mean giving up real estate—it may be what helps you qualify, support your future family, and invest from a stronger position. If the purchase takes an extra year, that is not failure; it may protect you from forcing a deal before you are ready.

How to house hack as soon as possible

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