Conventional Second Home & Investment Rules: The Uncensored Truth

Fannie Mae allows borrowers to purchase a "Second Home" with highly favorable terms. Because you intend to occupy it (unlike a pure rental), the risk is considered lower, which means the interest rates are much closer to primary residence rates than investment property rates.

How much down on a second home?

You can purchase a Second Home with a minimum down payment of just 10%. However, the property must meet very strict Fannie Mae definitions to qualify for this classification:

• Distance: The home must typically be located a reasonable distance from your primary residence (often 50+ miles, or in a recognized resort/vacation area).
• Occupancy: You must occupy the property for some portion of the year.
• Control: The property must be suitable for year-round occupancy. You can't hand the property over to a management company or timeshare agency that dictates when you can and can't use the home. (You can rent it out occasionally, but you must retain complete control over its use).

If you're buying a home strictly to rent out to a long-term tenant or to flip for appreciation, it is classified as an Investment Property. Because the borrower doesn't live there, the likelihood of default during financial hardship is mathematically higher. Fannie Mae offsets this risk by requiring larger down payments and stronger credit.

How much down on a rental?

• 1-Unit Single Family: The absolute minimum down payment is 15%. However, putting down 15% means you'll still have to pay Private Mortgage Insurance (PMI), and the interest rate penalties (LLPAs) are steep. Most investors put down 20% or 25% to secure optimal cash-flow pricing.
• 2 to 4-Unit Multi-Family: If you're buying a duplex, triplex, or quadplex as a pure investment property, Fannie Mae strictly requires a 25% down payment.

How much do I need in reserves?

Unlike buying a primary residence, buying an investment property almost always triggers a Cash Reserve Requirement in the automated underwriting system. This means that after you pay your down payment and closing costs, you must prove you have "leftover" liquid cash in your bank account (often equal to 2 to 6 months of the new mortgage payment) to weather potential tenant vacancies.

How do investors buy multiple properties without making millions of dollars a year at their W-2 job? Fannie Mae allows you to leverage the income the property will generate to offset the debt on your mortgage application.

How is market rent established?

When you purchase an Investment Property, the lender will order a standard appraisal, plus an additional document called the Single-Family Comparable Rent Schedule (Form 1007). The appraiser will analyze similar rental properties in the neighborhood and officially declare what the "fair market rent" for the home will be.

Why do you only count 75 percent?

Because properties have maintenance costs and vacancy periods, Fannie Mae doesn't let you use 100% of the rent. The underwriter will take the appraiser's projected rent and multiply it by 75%.

The Math: If the new mortgage payment (PITIA) is $2,000, and the appraiser says the home will rent for $2,400, the underwriter uses $1,800 ($2,400 x .75) to offset the mortgage. You only take a $200 "hit" to your personal Debt-to-Income ratio, rather than the full $2,000!