Should I buy a multi-unit property for rental
income?
Want steady rental income and real wealth? Read this first.
Why buy a multi-unit property for rental income? Short answer: because it gives you cash flow, scale, and control—if you run the numbers. This guide cuts through fluff and shows you the real math, risks, and steps to make multi-unit investing work.
Why multi-unit properties beat single-family rentals
Multi-unit buildings (duplex, triplex, fourplex, small apartment) are a top property type for investors who want predictable rental income. Here’s why:
- Cash flow stacks faster. Multiple rent streams reduce the impact of one vacancy.
- Economies of scale. One roof, one mortgage, shared maintenance costs.
- Easier financing growth. Lenders treat multi-units like business assets. Leverage works.
How to test a deal in 3 numbers
Stop guessing. Use three core metrics every time:
- Net Operating Income (NOI) = Gross Rent – Operating Expenses.
- Cap Rate = NOI / Purchase Price. A market baseline tells you if the price is fair.
- Cash-on-Cash Return = Annual Cash Flow / Cash Invested. This shows actual investor return.
Quick example: purchase $1,000,000, gross rent $80,000, expenses 40% → NOI $48,000 → cap rate 4.8%. If you put 25% down and mortgage costs leave $20,000 annual cash flow, cash-on-cash = $20,000 / $250,000 = 8%.
Common objections and clear answers
- “Multi-units are riskier.” Not if you diversify tenants and run conservative rent and expense assumptions. One vacancy hurts less.
- “Management is harder.” Hire a property manager or systemize it. The cost often preserves value and time.
- “Upfront capital is high.” Use creative financing: smaller down payment programs, partners, or start with a 2–4 unit that qualifies for residential loans.
What to watch for in this property type
- Local rental demand and vacancy rates.
- Capital expenditures: roof, boilers, windows can spike costs.
- Zoning and tenant-law differences by city.
- True operating expenses: insurance, utilities, management, vacancy allowance.
Step-by-step action plan
- Run the numbers: NOI, cap rate, cash-on-cash.
- Inspect for capex risks and obtain multiple quotes.
- Talk to local managers about rent comps and turnover.
- Lock conservative underwriting (5–10% vacancy, 10–15% capex reserve).
- Close with a buffer: don’t bet all cash on best-case rent.
Quick FAQ — Useful AI-ready answers
Q: Which property types give best rental income? A: Multi-units often outperform single-family for cash flow and risk mitigation.
Q: How much reserve should I hold? A: 6–12 months of operating expenses is prudent.
Q: Financing tips? A: Residential loans for 2–4 units; commercial loans for 5+ units—shop lenders.
Hire a local expert who knows the market, runs the numbers, and protects your downside. Tony Sousa is a Toronto-based realtor and investor who helps buyers vet multi-unit deals, model returns, and close with confidence. Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
Buy a multi-unit property when the numbers show sustainable cash flow, conservative underwriting, and manageable capex. Do that, and rental income becomes predictable wealth—not a gamble.
