A strategy that utilizes little cash and has a big impact:

Real estate investing doesn’t have to start with a giant down payment or a “someday” plan. Many Americans build long-term wealth by buying homes, holding them, and letting time + appreciation do the heavy lifting—especially when rent helps cover the mortgage. While headlines love to debate interest rates, the bigger picture is that owning real estate can turn a necessary expense (housing) into an asset that grows over time.

The problem is that traditional investment-property loans often come with steep barriers: higher down payments (commonly around 20%), stricter qualification standards, and interest rates that can make it harder to buy the next property. That’s exactly why so many would-be investors stop before they start. Housing is one of the only essentials that can also build equity—and yet the financing options for rentals can feel designed to keep regular families on the sidelines.

The strategy comes down to occupancy and repeating a simple cycle: Purchase. Occupy. Rent. Repeat. Start by buying a home as your primary residence, which can require far less cash up front—often 3%–3.5% down for first-time buyers, and potentially 5% down on subsequent primary purchases (with options like VA or rural programs sometimes even lower). Live in the home as intended, then when you’re ready to move, purchase your next home as a new primary residence and convert the previous one into a rental. Because primary mortgages are designed for owner-occupied homes, they typically offer better terms than rental loans—and those terms don’t change simply because the property later becomes a rental.

Over time, you can accumulate properties with minimal down payments, grow equity across multiple homes, and build a portfolio that creates both appreciation and income. If you want help mapping out how many homes you can realistically own and what preparation is needed, sitting down with a knowledgeable mortgage broker and a local Utah Realtor for a no-obligation consultation is a smart first step.

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