Student housing just hit roughly 95% occupancy for Fall 2025, while many conventional multifamily assets are still hovering under 90%.That’s a pretty wild gap when you think about it.Even with higher rates and tighter lending conditions, demand for quality, campus-adjacent housing hasn’t slowed down.

I got a guy up in LA that does all apartments and some SFRs, but has been running the PM company for years and charges 5% monthly and 50% of the first months rent.

Pair that with staggered capital: a primary hard/private bridge on each project with 12–18 month, interest-only terms, plus a written 60–90 day extension clause and a backup takeout (DSCR or conventional) ready once rehab is 100 percent, photos done, and rents or ARV supported.

Was able to refinance out of the FHA loan into a convention loan and then househack a 4 unit with another FHA loan while buying single families in the process.Now this year I've bought about 9 deals exclusively off market from my own direct mail and wholesalers with 2 more units under contract.

(Conventional, DSCR, or waiting until I refinance?)

Same as if you bought a turnkey property with a conventional loan.

Currently for prime borrowers on jumbo investment property with conventional 20% down payment - rates are approaching 6% and low LTV's are well into the 5%'s.In real estate terms: Days are Weeks.Get going and good luck! 

We wouldn't qualify currently for conventional route.

Btw, while the rest of us were charging 6% commission, Ron charged 10% - or more! 

DSCR can work without W‑2 if the rent covers the new PITI, though rates and fees run higher than conventional, and lenders often want a DSCR above 1.0 to 1.2.