Imagine your lease is up. You want to buy units in a high-priced area, live in one of the units for free, but you only have $50,000 to invest. 

What do you do? 

This was the call I got on a Friday at 4pm. 

A Realtor I have been working with for over 10 years, had a client who found a 4-unit building that she wanted to make an offer on. 

The client had been pre-approved by her bank, but only for an $800,000 house. 

When the realtor asked if she had checked with the bank on whether they would approve her for a 4-unit building they said, “No.” The client thought that the approval went for any property. 

The client called her bank and the bank said she’d need 20% down to buy these units. 

The listing said, “Of course.”. They cannot see the inside of the units without an offer, and the client couldn’t make an offer without a pre-approval. 

I got all the client paperwork at 5:15pm, analyzed it for qualification, got the listing info from the agent, and checked the possible rental income on the units to help in qualifying. 

The client didn’t qualify. Then this happened…

While the client didn’t qualify, the property’s location did. SCORE!

All thanks to a little-know program that I have access to. 

5% down was all she needed on a $1,000,000 property. She and her realtor were able to get the seller to cover the closing costs. I didn’t leave the office until 7:30pm, but I was happy to have gotten another woman on her way to financial independence. 

Can she live there for free? The PITIMI is going to be $6,609.35. The rental income scheduled to be received is $5,850 ($1,600 + $1,900 + $2,350 -she lives in the 4th unit) for a net payment to her of $759. Not free but pretty close. 

Of course, there will be utilities and repairs but there will also be tax write off including depreciation. 

Once she moves out of her unit, she’ll earn an additional $1,000 per month, and the other rents will slowly go up year over year. To learn more about how you or someone you care about can do this too, you can come to the TUSD Real Estate Investing from A to Z class on April 4th.  Visit to learn more and to sign up.