Why I Chose Fourplexes Over Duplexes & Triplexes 💡

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.

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✅ 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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Why I Chose Fourplexes Over Duplexes & Triplexes 💡