Multifamily Real Estate Investing Basics

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Is it about time you considered adding multifamily real estate to your real estate portfolio?

For what it’s worth, there are more than a few ways to get the ball rolling on your real estate investing career. It’s entirely possible to pick one of the many niches provided by the housing market and use it as the catalyst for your endeavors. Whether you are interested in wholesaling, flipping or leasing properties, there is likely an exit strategy you would feel comfortable starting out in. The options made available to you are so varied that the odds of not finding a particular niche to suit your needs are slim to none. It’s worth noting, however, that of the many options made available to new investors, few may offer more reasons to start sooner rather than later than multifamily real estate investing.

What Is Multifamily Real Estate?

Multifamily real estate is a classification of housing reserved for buildings with multiple units. Otherwise known as multi-dwelling units, the term multifamily real estate is traditionally used to describe apartment complexes, as each building consists of several rentable living spaces. However, the multifamily moniker  can also be used in conjunction with duplexes, triplexes, townhomes, and other buildings designed to house different families in separate units.


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Multifamily investing

Benefits Of Multifamily Investing

Through no fault of their own, new investors hear the words multifamily real estate investing and instantly develop a stigma; they are immediately convinced that their experience, or lack thereof, would prevent them from making a name in the multifamily industry. After all, its very name implies a degree of technicality that only experienced investors can attempt, but I digress. Multifamily real estate investing is no more difficult than the most rudimentary real estate exit strategies. In fact, I would argue that multifamily real estate investing is perhaps the best way for new investors to get started in the industry.

Aside from the intimidating name, multifamily real estate investing is anything but. All things considered, it remains one of the best way for new investors to get their feet wet for a myriad of reasons. Let’s take a look at some of the most important reasons new investors should consider investing in multifamily properties:

  • Gives investors the ability to live in one unit while renting out the rest.
  • Tenants can help investors pay down their own mortgage.
  • Multifamily rental properties share many of the same amenities, which lowers potential maintenance costs.
  • With multiple tenants, investors are able to mitigate vacancy risks.
  • Multifamily properties tend to come with better financing options than single-family homes because they are viewed as more risk averse.

For starters, multifamily real estate investing awards savvy entrepreneurs the ability to simultaneously live in one unit while renting out the rest. If you invest in a two-unit building, for example, there is no reason you can’t live in one half of the property while leasing the other. In the right market, the money you collect in rent could offset the amount you owe on the mortgage, and then some. It’s reasonable to assume, provided the numbers work, that you can live mortgage free while your tenant pays down your principle. It’s almost too good to be true; you can conceivably have your tenants pay down the mortgage on your first rental property.

In addition to having your tenants pay down the mortgage, multifamily real estate investing coincides with considerably less maintenance than that of your typical single-family rental unit. And while that may sound counter intuitive, let me remind you that a multifamily property shares certain features. While you may have multiple units, chances are you only have to worry about one roof, one HVAC unit, one yard and one foundation. Multifamily real estate investors don’t need to run the gambit of fixing more than a few big ticket items; you never have to worry about fixing more than one roof, yet you are collecting multiple rents. And while there are exceptions, you can find units that match your criteria. Done correctly, you can significantly reduce the amount of maintenance to expect on a property.

For those investors with big aspirations, which I hope is everyone reading this, multifamily real estate investing is also a great way to scale your rental portfolio. If for nothing else, it’s a lot easier to acquire a six-unit apartment building than six individual single-family homes. Buying six individual properties means six different closings; that means you are signing six different contracts, closing six different escrows and working with six different sellers. No matter how much experience you have, something like that will take time. A multifamily property, on the other hand, could give you just as many assets with only investing a sixth of the time in this particular scenario.

Perhaps even more importantly, acquiring six units through a multifamily property will most likely require a single loan. In buying six single-family homes, you will most likely need multiple financing options. In the amount of time it might take you to simply receive approval from just one lender, you could potentially have a multifamily unit under contract and ready to move on.

Multifamily Real Estate Financing

Generally speaking, most new investors are scared of multifamily investment opportunities for one simple reason: the price of admission. In most cases, if not all, the price point on a multifamily property will eclipse a complementary single-family home. The numbers are relatively simple; the more units, the more money it will likely cost. And while that may be enough to scare away some investors, know this: securing a loan for a multifamily property is more likely to be approved by lenders than the average single-family home.

Why are banks more willing to lend to investors of multifamily properties than single-family homes you ask? The answer is simple: multifamily real estate coincides with an increased propensity towards monthly cash flow. Even with a few vacancies, it’s entirely possible for multifamily properties to remain “in the black.” Single-family homes, on the other hand, don’t share the same luxury. In the event a single-family home loses a tenant, it becomes a non-performing asset. Truth be told, real estate is a numbers game that favors those with multifamily units. When all is said and done, the likelihood of foreclosing on a multifamily unit is less than a single-family property, which the bank views favorably.

It’s worth noting that banks aren’t the only lenders willing to lend to those seeking funds for multifamily properties. Not surprisingly, private money lenders will view the right multifamily property as a sound investment as well. Seeing as how private money loans are asset-based, they are more likely to lend on investments with a more secure, promising return. More often than not, the numbers on multifamily properties are more attractive and more attainable than those on single-family homes.

Summary

Not unlike the stock market and the recent ascent of real estate investment trusts (REITs), the housing sector awards savvy entrepreneurs multiple exit strategies to realize their goals. As it turns out, one of the best ways for new investors to do so is through the idea of multifamily real estate investing. Don’t let the name fool you. While multifamily real estate can be as complicated as you want to make it, it’s also one of the best ways for new investors to get started.


Key Takeaways

  • Multifamily real estate is generally viewed as a good way to start investing.
  • Multifamily investing can simultaneously mitigate risk and increase profit potential.
  • Investing in multifamily properties may sound intimidating, but it is well worth it for those who are prepared for what’s in store.