patrick.net

Looking forward to hearing your answers.

I'd say the numbers are the same in either case.

If you want to buy as a residence, your consideration should be just as if you were a landlord. If you'd make money as a landlord, you'd save money "renting" to yourself.

Jecholiah says

How do you determine whether to buy as a residence, or as a duplex/investment?

There are thousands of books published on this topic. you really need to narrow down your questions for a relevant answer.

rando says

If you want to buy as a residence, your consideration should be just as if you were a landlord.

I think this overlooks one important thing, how happy would you be living someplace. Although you may be financially better off in that duplex with a noisy neighbor or house by the railroad tracks, are you going to be happy being waken up at 3 a.m. every night? Are you going to be happy with the longer commute from the cheaper place?

Happiness is not a financial concern, but it does have weight.

Dan8267 says

I think this overlooks one important thing, how happy would you be living someplace. Although you may be financially better off in that duplex with a noisy neighbor or house by the railroad tracks, are you going to be happy being waken up at 3 a.m. every night? Are you going to be happy with the longer commute from the cheaper place?

Obviously you have to compare comparable properties - buying a house vs renting a house, if a single family house is what you want to live in.

As for commuting, my impression is that those who want to buy at any cost are usually the ones spending 3 hours/day on the highway. Another "danger" of buying is that people, once emptynesters, often end up living in a house that is just too big for them.

A negative for renting, if one wishes a house, is that the inventory of houses for rent in a good condition may be limited.

"How do you determine whether to buy as a residence, or as a duplex/investment?"

* Residence has built in advantages that investments in duplex does not. Much better bank loan terms and tax advantages. There is the matter of you know you have the best tenant possible, you.

All things being equal, always buy your personal residence before even thinking about investments.

i like duplexes.

a. if you're a minimalist, "half" of the duplex would be small, making it tough for you to be a huge consumer and hoarder

2. you can be a landlord (if you please) and earn some dolla dolla bills y'all on the side (gig economy, no?)

d. duplexes may be simpler/better than buying a separate SFH and renting it out.