VA Loans and Multi-Unit Properties: How to Buy 2–4 Units with Zero Down in Southern California

Most people don’t realize this — but if you qualify for a VA loan, you can use it to buy a multi-unit property — not just a single-family home. That’s right: If you’re eligible for a VA loan, you can purchase a 2‑unit, 3‑unit, or even a 4‑unit property with no down payment, no mortgage insurance, and owner-occupancy financing terms.

Featured image for article: VA Loans and Multi-Unit Properties: How to Buy 2–4 Units with Zero Down in Southern California

Most people don’t realize this — but if you qualify for a VA loan, you can use it to buy a multi-unit property — not just a single-family home.

That’s right:
If you’re eligible for a VA loan, you can purchase a 2‑unit, 3‑unit, or even a 4‑unit property with no down payment, no mortgage insurance, and owner-occupancy financing terms.

In today’s market, that’s one of the most powerful tools for building long-term wealth — especially in Southern California.

Here’s how it works.

Yes, VA Loans Allow Multi-Unit Purchases

The VA loan can be used to purchase:

  • A 2-unit duplex
  • A 3-unit triplex
  • A 4-unit fourplex

You can even rent out the other units while living in one yourself. This is called “house hacking” — and it’s a proven strategy for offsetting your mortgage with rental income.

What Are the Requirements?

To use a VA loan for a multi-unit property, you’ll need to meet a few specific guidelines:

  • You must live in one of the units as your primary residence.
  • The property must meet VA minimum property requirements and pass a VA appraisal.
  • You must still qualify based on income, credit, and residual income — which includes rent from the other units in some cases.
  • If buying 3 or 4 units, you may need to show landlord experience or additional reserves.

We help you navigate all of this — including using projected rents to strengthen your approval.

Why This Strategy Works in Southern California

Let’s say you find a fourplex in San Diego or Los Angeles for $1,000,000.

With conventional financing, you'd need $200,000 down — 20% minimum — and still be subject to PMI unless you go higher.

With a VA loan:

  • You can finance the entire purchase — zero down
  • You avoid mortgage insurance
  • You may qualify using the projected market rents from the other 3 units
  • You build equity while your tenants cover most or all of your mortgage

That’s powerful — especially in SoCal, where cash flow is tight and homeownership is out of reach for many buyers.

Real-Life Example

A Navy veteran in Long Beach bought a 4-unit property using their VA loan, moved into one unit, and rented out the other three.

Between the rental income and tax benefits, they’re living almost mortgage-free while building equity in a $1M property — all with zero down.

Things to Know

  • No Down Payment applies even on multi-units — up to the county loan limit with full entitlement.
  • In 2025, Los Angeles and Orange County limits are $1,149,825. San Diego is $1,006,250. Riverside and San Bernardino are $766,550.
  • You can exceed these with partial entitlement or a small down payment.
  • VA allows you to use the benefit more than once — so your multi-unit property doesn’t have to be your forever home.

Want to Explore VA Multi-Unit Financing?

Let’s see what’s possible. Even if you didn’t think it was realistic, we’ll show you how it could work.

Call or text:

  • Glenn Siaumau: 562-999-6347
  • Nicole Thompson-Stockmoe: 619-540-0559

Email: glenn@s2mortgage.com | nicole@s2mortgage.com
Website: www.s2mortgage.com

We’re proud to help our military community use real estate to create financial stability, long-term security, and wealth that can be passed down for generations.

Know someone who’s eligible for a VA loan but hasn’t explored their options yet? We’d love to help. Send us a quick two-way text introduction — we’ll take it from there.