Finance a Duplex, Triplex, or Fourplex with Confidence
Owner-occupied or pure investment — conventional, FHA, and portfolio programs for 2–4 unit residential properties in Oregon and California.
$100K – $10M
Loan Range
5%
Min. Down Payment
620
Min. Credit Score
Conventional · FHA · Portfolio
Loan Types
Overview
Live in One Unit, Rent the Others
2–4 unit properties sit at the sweet spot between residential simplicity and real investment scale. You can finance them with standard residential programs — conventional, FHA, or VA — yet benefit from rental income that offsets your mortgage payment and builds equity faster than a single-family home.
Lumen Mortgage offers conventional financing up to the conforming loan limit, FHA programs with down payments as low as 3.5% for owner-occupants, and portfolio options for investors who don't qualify under agency guidelines. We'll match you with the right structure based on your occupancy plan, credit, and income.
Who This Is For
Key Features
What Makes This Program Work
Owner-Occupied Programs
Live in one unit and finance with conventional (5% down) or FHA (3.5% down) — rental income from other units can count toward qualification.
Rental Income Counting
We use market rent analysis to apply projected rental income from non-owner units to boost your qualifying income.
Conventional & FHA
Access Fannie Mae, Freddie Mac, and FHA programs with standard residential underwriting — no commercial complexity.
Pure Investment Options
Non-owner-occupied 2–4 unit properties financed with conventional or portfolio programs at competitive investor rates.
LLC Vesting
Investment property purchases can close in an LLC or other entity with our portfolio programs.
Build a Portfolio
A duplex or fourplex is often the fastest path to multi-unit ownership — start small, scale fast.
The Process
How It Works
Pre-Qualification
Share your purchase price, occupancy plan, and income. We'll confirm loan type, down payment, and projected rental income credit within 24 hours.
Application & Appraisal
We order a multi-unit appraisal that includes a rent schedule (Form 1025). The rental income documented here supports your qualification.
Underwriting
Loan is reviewed against agency or portfolio guidelines. We handle investor files in-house so there are no surprises.
Closing
Sign docs and receive keys. If owner-occupied, you may move in immediately; if investment, tenants can remain in place.
Requirements
General Qualifications
Ready to See If You Qualify?
Every deal is unique. Give us a call or submit a quote request and we'll review your scenario, identify the right program, and walk you through your options — at no cost and with no obligation.
Licensed in Oregon & California · NMLS #1498678
FAQ
Common Questions
From the Blog
Further Reading
InvestmentDSCR Loans Explained: How Real Estate Investors Qualify Without Tax Returns
If you're a real estate investor with strong rental income but complex taxes, a DSCR loan might be your best financing option. Here's exactly how they work and who they're designed for.
MultifamilyValue-Add & Rehab Loans for Multifamily Apartments: The Complete Financing Guide for Investors
Buying a tired apartment building, forcing appreciation through strategic renovations, and refinancing at a higher value is one of the most proven wealth-building strategies in real estate — but the financing is more complex than a standard rental loan. Here's how value-add multifamily deals actually get funded.
Loan TypesPortfolio Loans: The Mortgage for Scenarios That Don't Fit the Box
When Fannie Mae and Freddie Mac say no, portfolio lenders step in. Here's how portfolio mortgages work, who they're built for, and why a loan held on the lender's own books can say yes to scenarios that the conventional market was never designed to handle.
What Our Clients Say
Five-Star Reviews from Real Borrowers
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Ready to Finance Your Next Deal?
Our multifamily specialists respond within 1 business day with a custom term sheet tailored to your property and investment strategy.