Two to four units. One loan. Lenders who get it.
Live in one unit and rent the rest, or hold all four as an investment — 2–4 unit homes are still residential loans, with their own limits and rules. We match you with lenders who do them routinely.
Why 2–4 units are their own lane
Properties with two to four units are financed as residential mortgages — same programs as a house — but with higher conforming limits, extra appraisal work (a rent schedule), and rules about how rental income counts. Five or more units is commercial lending, a different world.
Owner-occupied: the "house hack"
Buy a duplex, triplex, or fourplex, live in one unit, rent the rest. FHA allows low down payments on owner-occupied 2–4 unit properties, and conventional programs offer low-down-payment options as well. The rent from the other units can help you qualify, subject to the program's rules (FHA, for example, applies a self-sufficiency test on 3–4 unit properties).
Investment: all units rented
Non-owner-occupied 2–4 unit loans typically require a larger down payment or can be done through DSCR programs that qualify on the property's total rent.
2026 conforming loan limits (most of the U.S., per FHFA)
| Units | Baseline limit |
|---|---|
| 1 | $832,750 |
| 2 | $1,066,250 |
| 3 | $1,288,800 |
| 4 | $1,601,750 |
High-cost areas carry higher limits. Loans above these are jumbo.
Where Quickie Mortgages fits
Tell us the property, whether you will live there, and the rents. We connect you with licensed lenders who close small-multifamily loans in your state, and they quote the real programs.
Questions people ask
Can rental income from the other units help me qualify?
Usually yes. Programs differ on how much of the projected rent counts (a percentage is typical, to allow for vacancy) and on whether you need landlord experience.
Is a fourplex a residential or commercial loan?
Residential. One to four units are residential mortgages; five or more units are commercial.
See what lenders will offer you — in about three minutes.
Answer a few questions about the home and your situation. Licensed lenders in our network reach out with real options; you compare and choose. No obligation, and no hard credit pull to get matched.