Hi, group. I am a single mom living near Denver, Colorado. I'm excited to learn from this group. I started renting rooms in my home (3 renters) in April of 2023 and it's gone very well. (It's been a great way to make my mortgage affordable after divorce so I can spend more time with my 5 yr old.) Now, I'd like to expand by 1) finishing my basement and adding a renter there and 2) adding a tiny home for a renter in the backyard. (And, move the renters out of the inside of my house.) My expansion road block is funding- I'm looking into private wealth investor funders, a personal loan or 0% business funding as options, but I have some many questions about these- can anyone help! (I have a great personal credit score, but a very high debt to income ratio, no inequity in my home and a lot of business LLC unsecured debt so banks are turning me down for business credit/loans to do these construction projects.) Thanks! (FYI, I have a tiny home investor deal to share as well.)

Big month for FHA and VA rules. I put together a one-page breakdown of everything that changed in September and what it means for your house hack — file is linked below. 1. 2026 FHA loan limits are live 1-unit: $541,287 floor, $1,249,125 ceiling. The house hacker numbers: duplex $693,050, triplex $837,700, fourplex $1,041,125 — all with 3.5% down in most markets. Effective for case numbers from Jan 1, 2026. Look up your county's exact limit on the FHA website (hud.gov/fha). 2. The ROAD to Housing Act is law — but don't hold your breath Signed July 11, 2026. It includes an FHA small-dollar pilot (under $100k), ADU eligibility for FHA improvement loans, and updated multifamily limits. The catch: most of it is authorized but unfunded, with 12–24 months of rulemaking ahead. The law is real, the programs aren't running yet. Don't underwrite a deal on a pilot that doesn't exist. 3. VA borrowers have a real safety net now The VA partial claim program is live. Fall behind, the servicer advances your missed payments, the VA reimburses them, and you repay when you sell, refinance, or pay off. No interest, no monthly payments, your rate and payment don't change. If trouble ever hits, call your servicer's loss-mitigation department directly — not a "foreclosure rescue" company. 4. Rates are back near 7% The 30-year averaged 6.95% the week of Sept 17 and 7.03% the week of Sept 24, after the Fed's Sept 16 hike to 3.75%–4.00%. Underwrite at ~7%. A deal that only works if rates fall isn't a deal — it's a bet. Full sheet with every source: [attach PDF here] Which of these four changes your plan the most? Drop it in the comments.