Discover why small multifamily properties (5 to 24 units) are the perfect entry point for new investors.
In this video you’ll learn:
- The advantages of mom-and-pop owners and how to negotiate better deals
- How easier financing makes small multifamily more accessible
- Why creative financing opportunities are 10x greater with these properties
- The power of scalability and how small multifamily accelerates portfolio growth
- How to manage risk effectively as a new investor
Why Small Multifamily Is the Best Investment Right Now
Breaking into multifamily investing can feel intimidating—especially when faced with large-scale properties, complex financing, and experienced industry professionals. If you’re eager to get started but unsure of the best approach, small multifamily properties (5 to 24 units) offer the perfect entry point for new investors.
Reason #1: Mom-and-Pop Owners
One of the biggest advantages of investing in small multifamily properties is that they are largely owned by mom-and-pop investors—individuals or families rather than large corporations. Think of it like basketball: every player has their favorite spot on the court where they rarely miss a shot. In the world of multifamily investing, small multifamily properties are that sweet spot—a place where beginning investors can succeed.
Why Mom-and-Pop-Owned Properties Are Ideal
1. Easy to Find
Unlike properties owned by large corporations that may be hidden behind complex ownership structures, mom-and-pop properties are straightforward. They make up the majority of multifamily owners, meaning you’ll have a larger pool of potential deals to choose from.
2. Unsophisticated Owners
Most mom-and-pop investors are everyday people—not real estate professionals tracking market trends daily. Many have full-time jobs and treat their rental properties as a side investment. This makes them easier to talk to, approachable, and not intimidating at all.
3. Better Pricing Opportunities
Because these owners aren’t deeply engaged in market analytics, they often lack knowledge of current property values. This presents an opportunity for investors to negotiate better pricing than they might find with professional sellers.
4. Open to Creative Financing
Unlike institutional investors who operate within strict financial guidelines, mom-and-pop owners are more flexible. Many are open to seller financing, which means they might structure a deal that works for both parties—especially if you can identify their motivation for selling. For example, if a family wants to retire or offload an investment property due to financial reasons, you may be able to tailor a deal that meets their needs while helping you secure the property at favorable terms.
Reason #2: Easier Financing
Financing is often one of the biggest hurdles for new investors. The good news? Small multifamily properties come with significantly fewer financing obstacles compared to large-scale investments.
Why Small Multifamily Offers Easier Financing
If you’re new to real estate investing and have no prior experience, securing a loan for a large multifamily property can be nearly impossible. Banks and lenders typically require a proven track record before approving multimillion-dollar loans. However, with small multifamily properties, lenders are more flexible. They focus on your financial stability, your credit score, available funds, and a solid business plan, rather than prior real estate experience.
In fact, many of our students—whether they’re postal workers, nurses, or professionals in other fields—have successfully secured financing for small multifamily properties without any prior investment experience.
Lower Barrier to Entry
A smaller property means a smaller price tag, which translates to:
- Lower down payments
- More affordable financing
This makes small multifamily units far more accessible for first-time investors compared to larger apartment buildings, where financing is more competitive and stringent. At the higher end (think $5 million properties) lenders demand extensive experience. Even if you have the money, they may decline your loan simply because you lack prior investment history. With 5 to 24-unit properties, those restrictions ease, giving new investors the opportunity to break into the market without overwhelming financial requirements.
Reason #3: Greater Potential for Creative Financing
If you’re looking for flexibility in structuring your deals, small multifamily properties offer significantly more creative financing opportunities than large-scale investments.
Why Creative Financing Works with Mom-and-Pop Owners
More Willing to Negotiate
Unlike institutional investors who follow rigid financial models, mom-and-pop owners are often willing to negotiate, especially when they’re motivated sellers. When a motivated buyer (that’s you!) meets a motivated seller, great deals can happen. Large multifamily owners often work within strict financial frameworks and aren’t open to unconventional financing methods. On the other hand, small multifamily owners have more autonomy over their decisions and are often looking for practical solutions.
Common Seller Motivations
To take advantage of creative financing, the key is understanding why the seller wants to sell. Here are some of the most common motivations that mom-and-pop owners have:
- Retirement – Many owners want to step away from managing properties but still need financial security.
- Tax Concerns – Some fear paying capital gains taxes upon selling and may seek alternative solutions.
- Burnout – Managing a small portfolio can be exhausting, leading sellers to seek an easier exit.
- Out-of-State Owners – Owners living far away may want to offload properties they no longer wish to manage.
- Personal or Financial Distress – Life circumstances may push owners into selling quickly and creatively.
With the right negotiation strategies, investors can structure deals based on the seller’s needs, making it easier to acquire properties without conventional financing hurdles.
Reason #4: Faster Scalability
One of the biggest advantages of small multifamily properties is how efficiently they allow investors to scale their portfolios compared to single-family rentals.
Why Small Multifamily Accelerates Growth
1. Fewer Transactions, Faster Expansion
Building a portfolio with one five-unit apartment building is far more efficient than purchasing five single-family homes. Here’s why:
- One contract vs. five contracts
- One inspection vs. five inspections
- One closing vs. five separate transactions
Rather than managing multiple properties across different locations, a small multifamily building consolidates operations, saving you time and effort while scaling more efficiently.
2. Builds Wealth Faster
Multifamily properties have a unique advantage over single-family rentals: forced appreciation.
- In single-family rentals, property values are based on comparable home sales in the area. Raising rents does not directly increase home value.
- In multifamily properties, higher rental income directly impacts property value based on net operating income (NOI).
This means that as you increase rents and optimize expenses, you actively raise the property’s value, leading to faster equity growth.
3. More Efficient Property Management
Managing one five-unit property is far simpler than handling five separate single-family homes spread across different locations. Consider the practical benefits:
- One roof vs. five roofs
- One property tax bill vs. multiple tax assessments
With a multifamily property, you streamline operations and significantly reduce management hassles, making scaling much easier.
Reason #5: Lower Risk
No investment is completely without risk, but small multifamily properties offer a more manageable learning curve—especially for new investors.
Why Small Multifamily Is Less Risky
Starting with small multifamily properties allows investors to learn the business without catastrophic financial risks. When first entering the industry, mistakes will happen, it’s inevitable. But when those mistakes occur in a 5 to 20-unit property, they are more affordable to correct than in a large-scale multifamily investment.
Learn Before Scaling to Larger Deals
Many successful investors, myself included, cut their teeth on small multifamily properties before moving into larger apartment complexes. The skills learned in smaller properties—negotiation, financing, property management—translate directly to larger deals, but with less risk upfront. Small multifamily allows investors to build confidence, knowledge, and financial stability before tackling larger projects.
Every Successful Commercial Real Estate Investor Has a Mentor
Small multifamily properties provide a manageable, profitable, and scalable way to start investing. With the right guidance, you can make informed decisions, negotiate smart deals, and scale with confidence. Get your mentor here: Commercial Property Advisors Protege Program
If you have any comments or questions, text PETER to 833-942-4516.
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