A VA loan can only be used for a primary residence, but there are ways to house hack (like buying a small multi-unit, living in one, and renting the others).

Just like the title says , I put 20% down on my primary residence Feb'24.

Connecting with the National Alliance for Recovery Residences (NARR) is a good start.

Do you purchase this as a primary residence and then make it business property?

Quote from @Hunter Foote: I’ve been seeing more interest lately in sober living homes (also called recovery residences) as a niche within real estate investing.

If what you perceive is a high quality effort yields nothing after a year, it’s time to pivot, but to me these three would be higher probability than getting a more random side hustle just to bring in direct time for money  near term income, unless you have a specific savings goal and use for the proceeds.As you approach a year, start having conversions with both this lender and some traditional lenders to get an idea of what you can qualify for for financing. 

You are a broker and have clients with $10-15K to invest feeling stuck and wondering the best way to get started with real estate investing without having 50-100K saved.I would look at house hacking a house they bought as a primary residence and rented rooms or buying a duplex as a primary residence with low money down and having the other unit help with the expenses.Then, they can refinance after the property appreciates, pull out equity, and move to the next duplex and stack that way.To Your Success!

This is expected to drop to @ 600k for 2026. they got wrecked on taxes for 2024 due to 100% reliance on W2 income.A few existing conditions:A paid for 900K-ish primary residence on a nice lake which has an adjacent undeveloped 100' lake lot that is flex zoned for SF, MF, or commercial (500k value).

This would be my first leap into real estate investing besides my personal residence.

And if the alleged offending party is outside the realm of what would be considered "normal" or expected activity.Does your lease say anything about noise, nuisance or quiet enjoyment for neighboring residents?