Can house hacking work for a 18-19 year old fresh out of high school

Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes

Hi, I'm 18 years old and a senior in high school. I'm new to the BiggerPockets website and forum. I'm choosing to not go to college next year because I don't believe it takes a degree to become financially independent with real estate. I want to gain experience and get involved with real estate. I eventually want to use other real estate strategies, but for now as an 18 year old beginner I think house hacking would be the place to start with 0 experience. Is this realistic for an 18/19 year old?

I would love some feedback and to hear back from you if you see this, thank you!

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Rick Albert

Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes

As long as you have the income, credit, and down payment, then you qualify. Age doesn't matter.

I wouldn't disregard college. I know it can be expensive and no, there isn't a guarantee of success because of it. But don't underestimate the power of networking. One of my business partners where we own two properties together is someone I met in college. I joined a nationwide fraternity in college and I have clients that I have met over the years because of it. The challenge with college is people don't maximize the experience that goes along with it and don't run the numbers of the cost of tuition versus what's out there. Also keep in mind there are high paying jobs in real estate that W2 (asset managers make six figures).

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Om Kalra
Denver, Denver County · Member since 2026 · 2 posts · 2 votes
3w
Yea I think this would be a great strategy this way the cost for you to live in your home is either much cheaper or in some cases you can get paid to live in your own home. It is realistic but depends on how u go about it
1 Reply
Wale LawalBusiness Member
Real Estate Broker · Houston | Dallas | Austin, TX · Member since 2018 · 5k+ posts · 2k+ votes
3w
@Tony Rodriguez
Sure, it is realistic, but I would consider the following year as one in which you develop the required skills as well as financial stability instead of jumping the gun. Get to learn how to evaluate offers, establish your credit, save money and navigate your way around the investors, realtors, loan providers and property management companies.
Good luck!
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- Tony Rodriguez
  OP
  Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes
  3w
  Thank you for your feedback Wale! I will definitely be working toward those skills
  1 Reply
Noah CorwickPro Member
Realtor · Phoenix, AZ · Member since 2021 · 274 posts · 117 votes
3w
Hi Tony. House hacking is definitely one of the top ways to begin investing.

My advice is to not disregard the power of a W2 job to begin with. A steady W2 is the most concrete way to get traditional financing, as it poses the least amount of risk to the bank/lender. When you can show 2 years of W2 income, you can see what type of home you can qualify for and proceed from there. Once you purchase the first home and rent out the other rooms/units, you then can decide if you want to stay in the corporate world or not. You can also follow a similar pattern with a 1099 as well.

A lot of people jump right into real estate with no other income and it becomes messy if you don't have experience or a mentor to show you the ropes (from both a traditional RE standpoint or creative RE standpoint). Doing it responsibly while creating a financial foundation is the most responsible way of going about it.

Probably not the advice you were thinking you'd get on here, but hope this helps.
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- Tony Rodriguez
  OP
  Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes
  3w
  Thank you Noah this helps for sure! By the time I graduate I would have 2+ years of W2 income, am I able to use this with banks/lenders even though its pre-graduation work?
  0 Reply
- Noah CorwickPro Member
  Realtor · Phoenix, AZ · Member since 2021 · 274 posts · 117 votes
  3w
  No problem! With 2 years of W2 you can definitely use this with banks/lenders. At that stage, it just becomes a question of how much you qualify for and if house prices support it.
  [email protected]602-834-4617
  1 Reply
Ryan SpathBusiness Member
Real Estate Agent · Boise, ID · Member since 2017 · 566 posts · 377 votes
3w
Hi Tony, I totally agree with you on this. I did however go to college, but I do not think you need to go in this age. Looking at your market Spokane Valley, I found a duplex 16108 E Braodway, its listed at 400k, if you were able to use an FHA loan your payment would be ~3,100. 6.75% rate, 3.5% down, $3810 in taxes and $1500 insurance. Using rentometer this sized unit rents for ~$1550. The question becomes, can you live in one side improve it and increase rents to $1700, do this on both sides, now you are making a few bucks to help cover repairs and vacancy. Househacking isn't hard, just have systems in place and do not bend from your leases. The biggest thing I will say is that real estate is capital intensive, meaning if you only have 5k in saving and an ac goes out the same time the water heater breaks you may find yourself in trouble. Ultimately you need housing, so this is an amazing idea. Focus on building your skills and becoming more valuable in the workplace. If you are interested in RE, consider getting your license. This will give you insight into the space, and you will have better tax benefits. Best of luck what ever you decide, send me a dm if I can help.
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- Tony Rodriguez
  OP
  Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes
  3w
  Thank you for reaching out Ryan I appreciate your input, this helped a lot!
  0 Reply
Rick Albert
Real Estate Agent · Los Angeles, CA · Member since 2018 · 2k+ posts · 1k+ votes
3w
As long as you have the income, credit, and down payment, then you qualify. Age doesn't matter.
I wouldn't disregard college. I know it can be expensive and no, there isn't a guarantee of success because of it. But don't underestimate the power of networking. One of my business partners where we own two properties together is someone I met in college. I joined a nationwide fraternity in college and I have clients that I have met over the years because of it. The challenge with college is people don't maximize the experience that goes along with it and don't run the numbers of the cost of tuition versus what's out there. Also keep in mind there are high paying jobs in real estate that W2 (asset managers make six figures).
3 Reply
Laura ShinklePro Member
Realtor · Charlotte, NC · Member since 2017 · 357 posts · 292 votes
3w
Hey @Tony Rodriguez I'm impressed you've thought about real estate and financial independence this young, it took me at least another 10 years to think about that!
Couple of things: real estate is a great vehicle, but there are a lot of steps between where you are and where you want to be. A good job is the fastest way to get you there. You don't necessarily need to go to college (I didn't attend a 4 year school) but there's plenty of other options that will make you great money. A trade school or internship can be a great path. Some plumbing, HVAC, electrical companies will teach you on the job if you agree to work there for a certain number of years.
As was mentioned, a W2 job is your fastest way to get solid income that a bank will use to qualify you for a mortgage. You shouldn't need 2 years of income, though, if it's a steady W2 job. Once you've started and get past your 90 day mark (that's usually the probationary period) talk to a lender and see what else you need to do to qualify.
Keep your expenses low, save as much as possible, and use grants to help you buy your first home. (Make sure the grant you use doesn't have an owner-occupant stipulation, a lot of them do but some don't!). The more you save, the more options you'll have when you're ready to buy something.
Stay on BP, read forums about househacking, and start getting to know your market through Zillow and other sites. Reach out to local investors and go to meetups to meet people. Who you know may be the fastest way to gain knowledge and a network to help you achieve your goals.
Good luck!!
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- Tony Rodriguez
  OP
  Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes
  3w
  Thank you! I will definitely get involved with local investors and meetups.
  0 Reply
Gavin PehlPro Member
Member since 2025 · 4 posts · 3 votes
3w
Tony, all of these comments are gold. I built my first house by the time I was 21 after buying my first vacant lot at 19. You need to know that I was not qualified to build a home at that age but I did it anyway. I successfully built a 1400sf 3bed 2 bath single family home. I then rented the 2 other bedrooms to my brothers. I gave them a great deal on rent and I lived in the house for free. I didn't know I was house hacking at the time. Now I look back and laugh at what i did without knowing how great it was

I hade a good community of people who knew how to build a house around me that I could call on when I got stuck.

I share my story only to encourage you to be bold. The information is out there. This forum is a great resource. One member even sent you a deal with some tough number. That was pretty cool. You sound like a hard worker with a hungry mind. I applaud you for even considering the house hack option at your age.

I can tell you are a smart young man. Learn how to underwrite and go get yourself a home you can charge others to live in with you. Don't let the haters change your mind. You can do this and you should do this. Find the right property and don't look back
1 Reply
- Tony Rodriguez
  OP
  Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes
  3w
  I love it Gavin, I appreciate your encouragement. I'm really interested in your story, I think thats amazing what you did. I'm hungry and excited to make the leap into the future!
  0 Reply
Steve K.
Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes
3w
Attending college and house-hacking your way into a real estate portfolio don’t necessarily have to be mutually exclusive. Would it be possible to house-hack while going to school? The purpose of going to college is not just about the subject matter or getting a degree, it’s about the connections you make that will pay dividends for the rest of your life. It’s also about having fun while you’re young!
1 Reply
Aaron ZimmermanBusiness Member
Accountant · Chicago, IL · Member since 2018 · 2k+ posts · 1k+ votes
3w
What capital do you have? I'd consider getting into real estate on the brokerage or property management side to learn the business and build up capital
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Brian AsaroPro Member
San Diego, CA · Member since 2022 · 19 posts · 13 votes
3w
Yes! The earlier you get started, the better. I wish my family members would have your mindset. Real estate is a long game
1 Reply
Dave MeyerPro Member
Head of Real Estate Investing at BiggerPockets · Seattle, WA · Member since 2015 · 224 posts · 826 votes
3w
To be a successful investor you need both active and passive income. House hacking is a great way to generate the passive part, and getting start young is amazing. Just make sure you have the systems in place to manage the property well. But at your age, I would think long and hard about how you're going to earn an active income so you can continue to invest in passive investments. It could be in real estate -- as an agent, a loan officer, a wholesaler, or even a flipper (I'd recommend that only once you get a little more experience as its risky), or something completely outside RE. College can be good for increasing your earning potential, but so can trade school, or some other type of education. You need to get good at something, ideally very good at something, that you get paid for today. You use that money to live, ideally save as much as possible, and use the savings to invest in passive RE. Don't just skip to the passive part without a strong plan for making money. I know that doesn't get you retired anytime soon, but that's reality! If you can do this for 10-15 years you'll be set for life, and that beats a 45 year career any day.
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- Tony Rodriguez
  OP
  Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes
  3w
  I absolutely agree with you. I appreciate your input, thank you for your feedback Dave!
  0 Reply
Dan NelsonBusiness Member
Real Estate Broker · Chicago and Kansas City · Member since 2016 · 93 posts · 83 votes
2w
Yes, it is realistic, and you have the one thing nobody can buy: time.
The loan does not care how old you are. It cares that you have steady income, decent credit, and some savings. So if you skip college, the job you take next is not just a job. It is what gets you the building.
Here is what I would do at your age. Get a solid W2 job and hold it. Lenders like to see a work history, so start it now. Open a credit card, use it a little, pay it off every month. Save like it is your tuition. And spend the next year running numbers on small multifamily listings until it feels boring.
The hardest part of buying a first property is not money or age. It is getting over your own fear. You are asking this question at 18, which tells me you will be fine. Even if you close at 20, you are a decade ahead of most people.
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Mel White
Specialist · Redmond, WA · Member since 2026 · 15 posts · 3 votes
4d
It absolutely can be! I'm on the younger end of the industry and happy to send over some resources of how I got started. DM!
0 Reply
Harrison C.
Member since 2017 · 34 posts · 16 votes
3d
Tony, yes it can work. And nobody here has said the part that fits an 18 year old best: rent the bedrooms.
You dont need a duplex. A regular 3 or 4 bedroom house works. You live in one room and rent the others to roommates. At your age you already know the people who need a room, so filling them is the easy part.
Thats what I do with my houses. My rooms rent for $600 to $775 each and every person signs their own lease. Even with friends, put it in writing. Rent, deposit, who pays what on utilities, guests, cleaning. Its a lot harder to ask a friend for late rent when nothing was written down.
The loan is the hard part at 18, like the others said. So use this year to build the job history and credit a lender wants to see. You can learn the landlord side now without owning anything too. Be the one in a shared house who collects the rent and deals with the problems.
Before you buy, check the city's limit on unrelated people living in one house.
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Brandon CormierBusiness Member
Rental Property Investor · Clinton, MA · Member since 2018 · 38 posts · 27 votes
1d
@Tony Rodriguez Lets go! amazing mindset to be in as a 18 year old. I plan to have both my kids into a house hack at or before 20 years old, as its the best way to get into a property with nearly 0 down. Biggest hurdle would just be your work history and down payment funds. Likely bank would want 2 years consistent work history to qualify you for the loan. as well as 3.5-5% down and at least 3 months payments in the bank - although i recommend more so you can fix up the property. Use this time to educate yourself constantly, listen to tons of podcasts, books etc. and bump your income with a good w2 job.
You can also go the route of working with someone in real estate, finding an investor already acquiring properties and doing what you want to do, and find a way to provide them value and take stuff off their plate.
Happy to chat if you want to bounce ideas or need further advice
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- Tony Rodriguez
  OP
  Liberty Lake, WA · Member since 2026 · 8 posts · 8 votes
  1d
  Yessir Brandon! I'd love to chat sometime because I do have so many ideas about this atmosphere. I appreciate your comment, I've definitely been focused on stacking that w-2 bread as well as reading books and learning as much as I can from youtube.
  0 Reply
Henry Lazerow
Real Estate Agent · Chicago, IL · Member since 2017 · 2k+ posts · 2k+ votes
1d
I work with a ton of younger clients and did a house hack myself at 27. You could start at 18 if you had a good job, that's the biggest thing. You need solid income to get approved, can buy low or even no down with first time buyer grants and they will approve you with even just a job letter so it can be very quick. There are DSCR options without income but they take 25 down and have higher rates and fees. There are other creative strategies but most of them are guru bs to be honest. The easiest way and what I have seen people have the most actual success at is to live in a unit and house hack with low down payment, then cash out refi that place in a few years as it grows and use that capital to scale and buy another low down rinse and repeat. .
Getting in real estate young is life changing.
1 Reply
Mackenzie Grate
Interior Decorator · Ulster County, NY · Member since 2020 · 204 posts · 176 votes
1d
Yes. You can absolutely do it. Don't let anyone tell you otherwise. Just be ready for challenges to come up, get creative on how to solve them, and don't give up. But it is 1 million percent doable! Good luck! I'm rooting for you!
1 Reply
Aaron ZimmermanBusiness Member
Accountant · Chicago, IL · Member since 2018 · 2k+ posts · 1k+ votes
4h
Yes you can absolutely do it . I would consider working for a property management company to get some hands on experience and get some solid w2 income. Ideally you can get some upside by being a leasing agent and keep a percentage of the commissions. Otherwise, you could be a real estate agent. Ultimately, you need income to qualify for a loan so learning on the job plus bringing in income will lead to powerful outcomes!
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