Is House Hacking Your Way Into Real Estate Investing?

Key Takeaways

  • House hacking is a strategy through which an investor uses their primary residence as a source of passive income.
  • Many investors use house hacking as method of significantly reducing—or even eliminating—their personal housing expense.
  • A major factor that determines successful house hacking is knowing how to choose the right property.

Have you been curious about getting into real estate investing, but feel discouraged because you haven’t even purchased your own home yet? Are you someone who is interested in earning passive income, but doesn’t know how to get started? Read on to find out how house hacking could be the answer to significantly reducing your housing expense and finally launching your investing career.

What Is House Hacking?

House hacking is a real estate investing strategy through which an investor earns rental income by renting out their primary residence. For example, one might live in one of the units of a multifamily property while renting out the others. House hacking a single-family home is also a popular option for those who don’t want to buy a multifamily property. Renting out one or more bedrooms, “hacking” the garage into a living space, or putting a tiny home on the premises are all valid examples of house hacking.

Top 4 Benefits Of House hacking

According to the Consumer Expenditure Survey conducted by the U.S. Bureau of Labor Statistics, the average American household currently spends close to $20,000 (or 33%) of their annual income on housing-related costs. Imagine what you could do if you could get your housing expenses covered and increase your disposable income by a third. Here are some other benefits to consider:

  • Reduce or eliminate your housing cost: When done correctly, house hacking can help reduce your housing expense, or even eliminate it altogether. Although a multi-unit property will have a higher upfront cost, renting out the other units means someone else can pay your mortgage for you.

  • Gain flexibility: House hacking provides flexibility for those with an evolving lifestyle. For instance, if your company suddenly transfers you to a new city, you can simply rent out your unit and continue earning your rental income. You even have the option of converting the property into a single-family home for when your family grows.

  • Ease into your rental property career: When living on-site and in close proximity with tenants, you’ll be forced to learn how to be a landlord very quickly. Your personal involvement in the living community will provide you with the valuable skills needed to manage a successful rental property portfolio.

  • Grow your wealth through passive income: The extra cash flow earned through house hacking gives you the option to pay down your mortgage quickly and save up toward your next investment property. Learn more about how you can pursue both of these options using the debt snowball method.


[ Want to own rental real estate? Attend a FREE real estate class to learn how to invest in rental properties, as well as strategies to maximize your cash flow and achieve financial freedom. ]


What is house hacking

How To House Hack

If you’re convinced that house hacking is the right strategy for you, you’ll want to know how to get started. Before thinking about finding tenants or how much you want to charge for rent, the first order of business is knowing how to find the right property. The following steps will be expanded upon in the sections below:

  1. Determine your funding source.
  2. Conduct market research to find properties.
  3. Always run your numbers to find the best deal.

Figure Out The Financing

Because of your status as an owner-occupant, not only will you have access to conventional loans, you may also have access to homebuyer-assistance programs. As long as you live in one of your property’s units, you may qualify for a loan that offers attractive terms and low down payment options.

For example, the Federal Housing Administration (FHA) loan allows multifamily properties with up to four units, and requires a down payment that is as low as 3.5 percent of the purchase price. The FHA 203K loan is great for investors who want to make improvements to units before renting them out. Find out if you qualify for any of these twelve homeownership programs and grants.

Others may opt for the BRRR method, which stands for buy, rehab, rent and refinance. Visit this resource on how to employ the BRRR strategy for house hacking, which involves the use of short-term funds to initially rehab and rent out your property, followed by long-term mortgage refinancing.

Find The Best Property

When purchasing a multifamily property, you’ll want to have the mindset of a rental property business owner. This means that location is a critically important factor to consider, as it will determine your purchase price, rent price and desirability. Population growth, job growth and the availability of local amenities are all factors that help indicate the stability and growth of a rental market. s a beginner, work with a real estate agent who specializes in multi-unit properties and can give you an idea of purchase prices and rental rates in each market.

Run The Numbers

Once you’ve identified one or more properties that fit your criteria, the next step is running a deal analysis to find out whether or not an investment is worthwhile. To run your analysis, you will need to make some calculations. First, estimate your rental income and property expenses to arrive at your Net Operating Income (NOI). Here are some example line items to include in your calculation:

  • Rental income
  • Property taxes
  • Insurance
  • Maintenance & repairs
  • Utilities
  • Operating expenses
  • Vacancy reserve

Next, calculate your monthly mortgage payment, which will require the purchase price and estimated down payment amount. Mortgage Calculator makes it very easy to calculate your mortgage payments online. Your monthly payment is then subtracted from the NOI to arrive at your monthly cash flow. This number indicates how much rental income you have left over after you’ve paid all property expenses—including your mortgage.

A positive cash flow means that you are living at your property for free, with some income left over. If you have a negative cash flow, it can still mean that your personal living expense has been reduced significantly.

At the end of the day, you’ll want to make sure that the numbers work for you and your financial goals. Running an accurate deal analysis is paramount in making sure you make the best investment decision possible. Be sure to check out this additional resource on deal analysis basics for first-time investors.

House Hacking Mistakes To Avoid

Once you’ve identified and purchased a great property following the steps above, you’ll want to safeguard your investment. There are some major pitfalls that you will want to avoid at all costs. Here are some common mistakes that your house hacking predecessors have made, and how to avoid them:

  • Picking an undesirable neighborhood: By picking the right neighborhood, you can charge profitable rental rates and attract quality tenants. If you wouldn’t want to live there, most likely your tenants wouldn’t want to either.

  • Ignoring local ordinances: If you plan to make changes or additions to an existing property (such as house hacking a duplex to add a third unit), be sure to check your local zoning ordinances. Not following the law can result in legal action and impact your property value.

  • Forgetting to budget for repairs: Experienced landlords will tell you that the best way to safeguard your investment is to set aside a budget for repairs and other capital expenditures. If you are not financially prepared when the roof collapses, or multiple appliances break at once, you can easily derail your finances. A great way to protect yourself is to set aside a percentage of your rental income each month to spread out the cost of repairs, emergencies and vacancies.

  • Not taking landlord duties seriously: You may develop close relationships with your tenants when you live in close proximity with them, but you should always take landlording seriously. This includes responsibilities such as screening and evicting tenants, collecting rent, and responding to maintenance issues. Not taking your duties seriously could result in a detrimental financial impact and legal action.

  • Not setting tenant boundaries: Living on the same property as your tenants also calls for setting clear, enforceable boundaries early on. If you don’t want tenants to knock on your door in the middle of the night, you should communicate your expectations and correct actions when necessary.

Summary

When done correctly, house hacking is a great way to pay off your mortgage quickly, allowing you to reinvest your cash flow and expand your portfolio. Using the method purely as a means to reduce your housing costs is also perfectly reasonable. However, you may come to realize that earning passive income is an incredibly effective method for growing your wealth, serving as your pathway to financial freedom.

Did you ever consider house hacking as a way to get into rental property investing? If you’ve never purchased a home before, would you consider buying a duplex or triplex and renting out the other units? Feel free to share some of your thoughts in the section below:

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Real Estate Investing Strategies
Real Estate Investing Strategies
Real Estate Investing Strategies
Real Estate Investing Strategies
Real Estate Investing Strategies