For those who have served in the U.S. military, the VA loan is arguably the most powerful wealth-building tool in existence. Backed by the Department of Veterans Affairs, these loans allow eligible veterans, active-duty service members, and certain surviving spouses to purchase a home with 0% down payment . Like the FHA loan, the VA loan can be used to purchase a multi-family property with up to four units, provided the borrower occupies one of them as their primary residence .

The Zero-Down Advantage

The most obvious benefit of the VA loan is the elimination of the down payment. In a market where a 3.5% down payment on a $500,000 fourplex would still require $17,500 in cash, the VA loan allows a veteran to walk into that same deal with $0 down . Furthermore, VA loans do not require monthly mortgage insurance, which can save the borrower hundreds of dollars every month compared to an FHA or conventional loan .

Qualifying with Projected Rental Income

Whether you are using an FHA or VA loan, the ability to use "projected rental income" is a game-changer for beginners. Lenders recognize that the units you aren't living in will generate cash, and they allow you to add a portion of that anticipated cash to your own income when calculating if you qualify for the loan .

The 75% Rule

Most lenders use a standard formula to account for potential vacancies and maintenance costs. They will typically take 75% of the projected gross rent and add it to your qualifying income .

Example Scenario:

Your Monthly Salary: $5,000
Property: A triplex where you live in Unit 1.
Projected Rent (Units 2 & 3): $1,500 each ($3,000 total).
Qualifying Rental Income: $3,000 x 0.75 = $2,250.
Total Qualifying Income: $5,000 + $2,250 = $7,250.

By using the property's own income potential, you have increased your qualifying income by 45%, which may allow you to qualify for a much larger loan than your salary alone would support . To use this income, lenders usually require a "rental schedule" prepared by an appraiser or copies of existing lease agreements .

The Owner-Occupancy Requirement

Both FHA and VA loans are strictly for primary residences. The government provides these favorable terms to encourage homeownership, not to subsidize pure real estate investors .

The 60-Day Rule: You must move into the property within 60 days of closing .
The One-Year Rule: You are generally required to live in the property for at least one year before you can move out and rent your unit to someone else .
Exceptions: If your job requires you to relocate or your family outgrows the home, you may be able to move out sooner and keep the loan in place .

Managing the "Live-In" Lifestyle

Living next door to your tenants requires a professional approach. Real estate experts stress the importance of setting "good boundaries" . Because you share walls, your tenants might be tempted to knock on your door at 11 p.m. for a minor maintenance request .

Strategies for Success:

Written Lease Agreements: Use a solid rental agreement that governs the relationship in "good times and bad" . Ensure it is reviewed by an attorney and follows local, state, and federal fair housing laws .
Tenant Screening: Use the same criteria for every applicant to avoid discrimination . Ideally, a tenant's gross income should be 2.5 to 3 times the rent .
Communication Channels: Specify in the lease how maintenance requests should be handled (e.g., via email or a specific portal) to prevent late-night door knocks .

Comparison: FHA vs. VA vs. Conventional for Multi-Family

Feature	FHA Loan	VA Loan	Conventional (Fannie Mae)
Min. Down Payment	3.5%	0%	5%
Min. Credit Score	500-580	Varies by lender	Typically 620+
Mortgage Insurance	Required (Upfront & Monthly)	None	Required if <20% down
Occupancy	Must be primary residence	Must be primary residence	Can be investment or primary
Rental Income	Can use 75% to qualify	Can use 75% to qualify	Can use 75% to qualify