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The most complete multifamily buying resource in South Florida — built by a licensed GC who has walked thousands of investment properties before a single offer was made. FHA duplex, triplex, and fourplex loans. House hacking math. Cash flow analysis. DPA stacking. GC inspection framework. Everything in one place.
Every property type has different FHA rules, self-sufficiency requirements, DPA eligibility, and GC inspection priorities. Start here — then go deep on your specific path.
The entry point for house hacking. No self-sufficiency test — duplexes are exempt. FHA counts 75% of the rental unit’s market rent toward your income. Stack with Hometown Heroes for near-zero out of pocket.
Two rental units covering most or all of your mortgage. The self-sufficiency test applies — combined market rent from all 3 units must meet or exceed PITI. Roland runs the math before any offer.
The maximum FHA unit count. Three rental units at current Hialeah rents can reduce your effective housing cost to under $2,000/month on a $1M property. Self-sufficiency test required — critical to verify pre-offer.
The complete strategy guide — real Miami market math, best neighborhoods by price point, the FHA mechanics, DPA stacking, GC pre-offer assessment, and the Year-1 exit to DSCR portfolio scaling.
Side-by-side cash flow comparison across duplex, triplex, and fourplex — using real South Florida insurance, tax, and rent data. Includes GC deferred maintenance reserve modeling.
The one FHA rule that determines whether the deal qualifies — how FHA counts rental income, the self-sufficiency test explained, and which DPA programs stack with FHA multifamily in South Florida.
The key variables change significantly from 2 to 4 units. This table covers every number you need before you decide which property type to target.
| Factor | Duplex (2-Unit) | Triplex (3-Unit) | Fourplex (4-Unit) |
|---|---|---|---|
| FHA Loan Limit (All 4 SF Counties) | $994,050 | $1,201,500 | $1,492,875 |
| Minimum Down Payment (3.5%) | ~$34,800 | ~$42,100 | ~$52,300 |
| Self-Sufficiency Test | Exempt | Required | Required |
| Rental Units Available | 1 unit | 2 units | 3 units |
| FHA Rental Income Credit (75% Rule) | 75% of 1 unit’s rent | 75% of 2 units’ rent | 75% of 3 units’ rent |
| Est. Gross Rent (Hialeah Submarket) | $1,800–$2,200/mo | $3,600–$4,400/mo | $5,400–$6,600/mo |
| Hometown Heroes DPA Eligible | Yes — Up to $35K | Yes — Up to $35K | Yes — Up to $35K |
| GC Inspection Complexity | Lower | Moderate | Higher |
| Management Complexity | Low — 1 tenant relationship | Moderate — 2 tenants | Higher — 3 tenants |
| Year-1 DSCR Refi Potential | Good | Better | Strongest |
| Best For | First-time house hackers | Optimized cash flow seekers | Max rent offset / portfolio builders |
Answer a few questions about your income, credit, and down payment situation. Roland reviews every submission and tells you exactly which FHA multifamily path — duplex, triplex, or fourplex — and which DPA programs apply to your situation.
On a duplex, one rental unit has deferred maintenance problems — and they determine what rent you actually collect. On a fourplex, three units. Roland walks every unit before the offer, prices every system, and gives you a rent projection the lender will accept.
Permit history on all units: Unpermitted additions flag immediately on FHA appraisals. Roland pulls complete Miami-Dade permit records before the offer goes in. Open permits, expired permits, Notices of Violation — discovered before you’re locked in.
Utility metering per unit: Shared electric meters mean shared bills — a cash flow risk you cannot control. Roland verifies individual utility metering at the pre-offer walk, not at the inspection.
HVAC per unit — age and remaining life: Four AC systems at different ages means staggered replacement capital. Roland models remaining useful life for each unit as a maintenance reserve line item in your cash flow projection.
Plumbing type identification: Pre-1980 concrete block construction often contains cast iron drain lines (failure cost $15K–$40K) and polybutylene supply lines (insurance risk). Known before you offer = negotiating tool. Discovered after you close = emergency.
Rental unit condition — the rent driver: The condition of the rental unit determines the rent you can command. Roland walks every unit and prices the specific renovations needed to reach market rent — used to verify the FHA self-sufficiency test and DSCR calculation.
The programs below are all eligible on FHA 2–4 unit owner-occupied purchases. Stacked correctly, a qualified buyer can close on a $415,000 duplex with under $10,000 out of pocket. Roland knows every program by county and confirms eligibility before you enter contract.
DPA program availability, income limits, and terms change frequently. Roland confirms current program status and eligibility for your specific transaction before entering contract. See the full directory at South Florida DPA directory.
20+ pages of GC-informed multifamily content — organized by topic so you can go as deep as you need on any aspect of 2–4 unit buying in South Florida.
“Roland walked every inch of the property before we made an offer. He found two unpermitted additions the seller never disclosed. We negotiated $18,000 off the price before inspection. A regular agent would have missed all of it.”
“Roland walked us through the Broward HOME program start to finish. The $80,000 in assistance covered our full down payment. He knows the South Florida assistance landscape better than anyone.”
“Roland modeled the renovation budget before I put in an offer — not a ballpark, actual line items. His renovation number was within $3,200 of final actual cost on a $210,000 rehab. That precision changes how you underwrite a deal.”
Roland is a licensed GC who walks every property before you offer and a Keller Williams advisor who handles the entire transaction. One call tells you which 2–4 unit strategy fits your situation — FHA, DPA, financing, and inspection all covered.
Use the investor course to deepen your judgment, or talk with Roland when you are ready to discuss a specific South Florida property.