I pay my minor children for working in my company and as long as they stay under the standard deduction they pay zero tax on the income most/all of which goes into their Roth IRA's which grows tax free and comes out tax free.

.• The money I lend comes from reputable wholesale lenders and banks I’m approved with — all underwritten through standard agency or investor guidelines.• For down payment assistance, those are generally limited to owner-occupied deals — happy to run through what’s available if you plan to live in one of the units.• To start, I’d just need some basic info about your goals, income, credit, and property type — we can figure out the best fit from there.• Pre-approvals usually take 24 hours or less once I have the necessary info.• Yes, I have rate lock programs available through several of my lenders.• I can absolutely share references and reviews from clients, including some who are active here on BiggerPockets.• And yes, I regularly connect clients with investor-friendly agents, property managers, and insurance pros in the area.If you’d like, we can set up a quick call or Zoom to talk through what you’re looking for and get you pre-approved.– David Stephens

So I have a number to work with, I will assume that you need $10,000 per month today to maintain your standard of living.After 10 years: $10,000 × (1 + 2%)^10 / (1 + 5%)^10 = $7,484After 20 years: $10,000 × (1 + 2%)^20 / (1 + 5%)^20 = $5,600After 30 years: $10,000 × (1 + 2%)^30 / (1 + 5%)^30 = $4,191So, even though your rent increased to $12,190 ($10,000 × (1 + 2%)^10) after 10 years, because inflation increased faster, $12,190 in 10 years will only buy what $7,484 will buy today.

Not advertising a deal, just trying to understand what “market” looks like.Hypothetical (but based on a real situation):- Location: Central Los Angeles, Jefferson Park–type area- Asset: Existing 4-unit multifamily on a single parcel- Context: Within walking distance (~0.5 miles) of an E Line / K Line rail station, so it appears to fall into a transit-oriented development (TOD) pocket that should benefit from SB 79 upzoning (higher minimum density / height / FAR if standards are met)- Ownership: Held in a family trust tied to a probate / conservatorship, with a court-supervised mandate to (a) preserve the asset and (b) use it to support an elderly beneficiaryThe family side can realistically contribute **land only**; they don’t have the balance sheet or cash to run a full entitlement + construction process.

Cash flow (the real numbers)Most rent-by-room investors I know (myself included) see 2–3x the cash flow of renting the house as a single unit when the property is set up correctly.Example:$1,800/month as a standard rental$3,000–$3,600/month renting by room (4–5 rooms)But it only works if:Bedrooms are good sizeCommon areas are functionalLayout supports privacyYou’re 21 with time to manage it, that’s an advantage.

Swap old water heaters only as they fail or if you’re standardizing for reliability.

Looking to avoid home inspectors that do minimum standards of practice and's will check every single detail.

@Erik BreunigHey Erik, DSCR lenders vary a lot, but it’s true many of them pull from the same doc templates, which can feel way tougher than standard residential or small commercial loans.

The property should still cash flow after accounting for realistic vacancy and turn over expense, professional management, and  utilizing licensed, insured vendors.If a property doesn’t meet these standards, the cost of learning will be high.

It's much much much more active than standard rentals.