When I first started looking into small multifamily, I had the same question a lot of new investors ask: what actually makes sense financially? 👉 Duplexes: I ran the numbers over and over. If I lived in one side, sure—I could break even or maybe match what I was already spending on living expenses. But once I moved out? The cash flow was almost non-existent. Barely worth the hassle. 👉 Triplexes: I thought, maybe a triplex is the sweet spot? Honestly, they always felt oddly priced and the deals just didn’t pencil for me. Probably my own bias, but nothing stood out as worth pursuing. 👉 Fourplexes: Then I asked my lender a simple but important question: What’s the max number of units I can buy on a standard 30-year fixed loan? Answer: Four. Anything above that kicks you into commercial financing, which is a whole different game—usually less favorable for smaller investors. So I crunched the numbers. If each unit could rent at $1,500, that’s $6,000/month gross income. Suddenly, deals started to appear where the math actually worked. Enough to cover the mortgage, expenses, and still leave positive cash flow. 📈 That’s why I skipped duplexes and triplexes, and went straight into fourplexes. Today I own two of them and I’m on the hunt for more. --- ✅ Takeaway: Sometimes the best move isn’t the “starter” property everyone says to buy. It’s about running the numbers, understanding financing, and positioning yourself where the cash flow actually makes sense. 💬 What about you? Have you looked into small multifamily? Do you think fourplexes are the sweet spot— or would you go bigger?

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What formula are you all using to make sense of a flip in the Portland area right now? Trying to get a better feel for how others are analyzing deals in this market — whether you're adjusting the classic ARV formula, factoring in longer holding times, or using a different approach altogether. Would appreciate any insights or rules of thumb you’re using to run your numbers. Thanks in advance! 👇

What you guys think about having a Facebook group as well? Do you guys prefer having something separate here that's away from the distractions or do you think it's easier for most people just to keep things on Facebook?