Key Takeaways
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Making a down payment on rental property typically requires 20–25% of the purchase price, but new approaches like fractional real estate investing are giving investors creative ways to enter the market with less upfront capital.
According to a recent Zillow survey, saving for a down payment was a barrier to homeownership for more than two-thirds of renters, making it the top hurdle ahead of qualifying for a mortgage or job security concerns. A $300,000 rental property could demand $60,000–$75,000 upfront, and that’s before closing costs. But the smartest investors know that understanding loan types, property rules, and financing strategies can turn that obstacle into an opportunity.
Let’s break down exactly how to make your first or next property purchase possible, and how mogul helps you invest without the big down payment.
The down payment on a rental property is more than a formality; it’s your financial armor. It sets the tone for your cash flow, your mortgage rate, and even your peace of mind as a landlord.
A higher down payment means lower monthly payments, stronger equity, and better loan terms. For instance, a 25% down payment instead of 20% could save you thousands in interest and increase your rental income margins.
Lenders also see it as proof that you’re serious about your investment. They know you have skin in the game, and that makes them more confident in giving you competitive rates.
Still, not everyone has tens of thousands sitting around. That’s where strategic financing (and a little creativity) changes the game.
While saving more upfront may feel like a stretch, a larger down payment can pay off in the long run. It instantly boosts your equity position, giving you flexibility if property values fluctuate or unexpected costs appear.
It can also lower your mortgage interest rate and improve your debt-to-income ratio, helping you qualify for better loan terms. For real estate investors focused on long-term cash flow, putting more down often leads to stronger monthly returns and less financial stress over time.
Most traditional lenders require 15–25% down for investment properties. Expect slightly higher interest rates than a primary residence, usually 0.75–1% more, since rental properties carry more risk.
If you’re buying a single-family rental, 20% often does the trick. Multi-unit properties, however, typically need 25%. Lenders also want to see healthy cash reserves, at least two to six months of mortgage payments, before approving your loan.
To get the best terms, maintain a credit score of 740 or higher and keep your debt-to-income ratio below 43%. Those numbers show lenders you can handle multiple mortgages responsibly.
Here’s where the door opens wider. FHA loans allow down payments as low as 3.5%, but there’s a catch: you must live in one of the units for at least a year. This approach, often called house hacking, lets you buy a property with up to four units for minimal upfront cost while collecting rent from the others.
For example, a $400,000 fourplex with an FHA loan requires just $14,000 down. Rent three units at $1,200 each, and your tenants could cover most (or all) of your mortgage.
If you’re comparing financing options, VA loans offer 0% down for eligible veterans and service members under similar owner-occupancy rules. For the lowest down payment on rental property, check out owner-occupied 2–4 unit loans from lenders like Rocket Mortgage, Guaranteed Rate, Fairway, or Chase. Pure investor DSCR loans from Kiavi, Lima One Capital, or RCN Capital usually require 20–25% down. And if you’d rather skip the mortgage maze entirely, mogul provides access to fractional real estate investing without the usual down payment or financing friction.
Lowering your down payment doesn’t always mean cutting corners; it means knowing the right strategies to make your money work harder. From living smart to negotiating smarter, here are proven ways investors trim their upfront costs.
House hacking remains one of the most effective ways to buy investment property with a small down payment. You live in one unit and rent out the rest, essentially letting your tenants pay your mortgage while you build equity.
It’s the perfect entry point for anyone new to real estate investing. You gain landlord experience, reduce living expenses, and create long-term value without massive capital up front.
Seller financing, sometimes called owner financing, cuts the bank out of the equation entirely. The property owner acts as the lender, setting loan terms directly with you.
Negotiating this type of deal requires strong communication and a trustworthy seller. You might put down 10–15%, with the seller carrying the balance at an agreed interest rate. This setup works especially well when dealing with retiring landlords or family transfers.
If you already own a home, you may be sitting on the key to your next investment. A home equity loan or HELOC (home equity line of credit) lets you borrow against your home’s value to fund your next down payment.
Top HELOC lenders to tap equity for a down payment on rental property include Bank of America, U.S. Bank, Citizens, TD Bank, PenFed, Figure, SoFi, and Third Federal, which all offer flexible rates and repayment options. Prefer not to borrow? mogul lets you start small and collect monthly rent without taking on new debt or putting your primary residence at risk.
Traditional mortgages aren’t the only game in town. Real estate investors who think creatively can unlock new funding opportunities faster. Let’s look at some alternative financing strategies that keep deals moving.
Hard money lenders provide short-term loans based on property value rather than credit history. While interest rates are higher, they move quickly, making them perfect for flippers or investors needing bridge funding.
Pooling resources with friends, family, or business partners can make real estate ownership accessible to more people. Just make sure to define each person’s share, responsibilities, and exit plan in a legal agreement.
Modern investors often take this a step further with fractional real estate investing platforms, like mogul, that handles structure, compliance, and investor onboarding for you.
Cash-out refinancing replaces your existing mortgage with a larger one, putting the difference directly in your pocket.
Popular cash-out refi lenders to fund a down payment on rental property include Rocket Mortgage, loanDepot, Better, Freedom Mortgage, New American Funding, Mr. Cooper, and Chase. Prefer not to refinance? You can diversify into mogul fractional deals instead, earning rental distributions without adding long-term debt or refinancing your home.
Before you start touring listings or crunching numbers, it’s crucial to know what you can actually afford. These calculations give you a clear picture of your buying power and comfort zone.
Your debt-to-income ratio (DTI) is the metric lenders love most. It measures your total monthly debt obligations compared to your gross monthly income.
Most lenders prefer a DTI under 43%, but investors with strong credit and reserves might get approved with slightly higher ratios. To lower yours, pay off high-interest debts before applying.
When buying your first rental, most lenders won’t count projected rent in your income calculations. Once you’ve established rental history, they’ll typically factor in 75% of your property’s gross rental income to offset expenses.
For example, if your rental generates $2,000 per month, lenders will add $1,500 to your qualifying income.
Owning rental property is a long game. Beyond the purchase price, it’s about smart budgeting, steady management, and understanding the real costs that come after closing.
Beyond the down payment, real estate investing involves maintenance costs, property taxes, and insurance. Set aside reserves for repairs, vacancies, and closing costs.
Budget for appraisal fees ($300–$600), legal costs ($1,000–$3,000), and possible lender origination fees. Smart investors also track income and expenses to monitor true cash flow over time.
A larger down payment improves monthly cash flow by reducing loan size and interest charges. Smaller down payments increase leverage but may squeeze profit margins early on.
The key is balance; choose the down payment amount that aligns with your comfort level, financial situation, and investment horizon.
Every successful real estate investor treats their rental property like a business. Keep a detailed record of income, maintenance costs, property taxes, and insurance premiums to understand your true returns.
Digital tools or spreadsheets make it easy to calculate cash flow and identify deductions at tax time. Tracking these details helps you refine your strategy, forecast future investments, and maintain positive cash flow with confidence.
Before signing anything, inspect the property, review comparable sales, and run realistic rental projections. A qualified property inspection reveals potential deal-breakers like foundation issues or outdated wiring that could destroy profits.
Check local rental rates and vacancy data to ensure your expected monthly rent aligns with expenses. Remember, smart investing is less about luck and more about preparation.
Making your first down payment on rental property can feel daunting, but it’s completely doable with the right strategy. Whether you choose FHA loans, seller financing, or creative approaches like fractional investing, the path to property ownership is more accessible than ever.
Your financial goals, credit profile, and appetite for risk determine the best route forward. Some investors save for a larger down payment to secure better rates. Others prefer flexible entry points through modern platforms that blend tech, transparency, and real estate expertise.
mogul’s model simplifies the process by providing blockchain-backed fractional ownership of blue-chip residential real estate. Investors earn monthly dividends, benefit from real-time appreciation, and enjoy year-end tax perks, all without the complexity of traditional ownership.
Ready to see how it works? Explore current listings and learn how fractional investing fits into your wealth strategy.
Disclaimer: The information provided in this guide is for educational purposes only and does not constitute financial, tax, or legal advice. Always consult with a licensed professional before making any financial or investment decisions.
Most lenders require 15–25% down for investment properties, though some conventional loans may accept 15% for single-family rentals. Multi-unit properties typically need more to offset risk.
Yes. FHA loans allow 3.5% down if you occupy one unit, and VA loans require 0% for eligible buyers. House hacking, fractional real estate investing, and other creative financing strategies can also reduce upfront costs.
Many first-time investors use strategies like tapping home equity, pursuing seller financing, or joining fractional investment opportunities to share costs and returns.