The Canadian Real Estate Investor

We are joined by the CEO and founder of WOWA for an in depth discussion of whats wrong with Canadian Real Estate and why are young people way less happy then they used to be.  LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We profile Canada's wealthiest real estate moguls and developers, exploring their immense wealth, business strategies, and influence on the Canadian housing market. Nick and Dan examine both billionaires with major real estate holdings and dedicated property developers who've shaped Canada's urban landscapes. The wealth disparity in Canada is stark - the combined net worth of the 10 richest Canadians is now $261 billion (compared to just $60 billion in 2004), with many billionaires earning a typical Canadian's annual salary by January 2nd. Many of Canada's real estate fortunes began with immigrant families who arrived with nothing and built multi-billion dollar empires through strategic property development and investment. The episode questions what responsibility these ultra-wealthy individuals have to address Canada's housing affordability crisis, given their significant influence on the real estate market. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

OSFI has finalized revisions to the CAR guideline, effective Q1 2026, which significantly impacts how banks treat mortgages tied to rental income. The key change prevents borrowers from reusing the same income to qualify for multiple properties, which will make it harder for small investors to grow their portfolios. The 50% borrower-income test is reaffirmed, but now income used for one mortgage cannot be used again for another property. This could reduce mortgage qualifying amounts from around $700,000 to $300,000 for typical investors.  B-side lenders (credit unions, private mortgage companies) not bound by OSFI regulations can fill the gap by continuing to consider global income, though typically at 1-3% higher interest rates.  Combined loan products will be treated as a single risk, new IRB banks must start with high capital floors, and a new Credit Risk Management guideline is coming in January 2026. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Small commercial real estate offers potentially lucrative investment opportunities that are often overlooked. The discussion covers different types of commercial properties, financing considerations, and strategies for maximizing returns. Commercial real estate offers different advantages compared to residential, including higher rents and longer lease terms (3-10+ years), providing more stable income when managed properly. Commercial mortgages differ from residential ones - they're based on the property's ability to generate cash flow rather than the borrower's ability to repay, and typically have higher interest rates due to increased risk. When investing, consider property classification (Class A-C), location, tenant selection, and market trends - with recommendations to look for multi-use zoning and appropriately sized properties to maximize value. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We interview Sarah Larbi, where she discusses her real estate investment journey: Sarah began with a "boring" buy and hold strategy, purchasing a small $129,000 house in Brantford with 20% down while working two jobs to save money. She progressed from basic buy-and-hold to BRRRR (Buy, Renovate, Rent, Refinance, Repeat), then expanded into short-term rentals with cottages in 2018, and eventually developed a resort in 2022. The importance of tenant screening after bad experiences, finding the right mortgage broker who understands investing, and evolving strategies with market changes - including mid-term rentals that generate 1.5-2.5x the income of long-term rentals. Get in touch with Sarah Larbi LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We discuss the return-to-office (RTO) trend in Canada and its impact on real estate markets. Employers are increasingly mandating office attendance and the resulting effects on urban centers, housing markets, and workplace dynamics are fascinating. Canadian employers (government, banks, telecoms) are mandating 4-5 days in-office by 2026, with downtown foot traffic still 43% below pre-pandemic levels in Toronto. The RTO trend is affecting real estate markets, with downtown rental prices increasing while some remote workers who relocated during COVID face difficult decisions about moving back. Some employers may be using RTO mandates as a "layoff filter" to encourage voluntary departures without formal layoffs - a tactic that 25% of executives admit hoping will prompt staff to quit. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

The Canadian housing market shows signs of recovery with five consecutive months of sales gains, but it's not a full-on boom. The Bank of Canada cut interest rates on September 17th from 2.75% to 2.5%, which will provide some relief to variable-rate mortgage holders, with another cut expected on October 29th. Rising Supply vs. Modest Sales Growth: While August sales were up 1.1% from July (strongest August since 2021), new listings climbed 2.6% - more than double the pace of sales increase, shifting market power toward buyers. Price Stabilization: Home prices are under softening pressure with the national benchmark Home Price Index essentially flat (down 0.1% month-over-month) and 3.4% lower than a year ago. Rate Cut Impact: The recent interest rate cut will ease pressure on variable-rate mortgage holders ($15 less per $100K in monthly payments), but won't immediately solve the oversupply issue that's driving market conditions. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We’re lucky to be joined by Bruce Croxon for a conversation on business, real estate, investing, and entrepreneurship. Bruce co‑founded and grew Lavalife, later selling it for more than US$150 million. He’s a former Dragon on CBC's Dragons' Den, a partner at Round13 Capital, and co‑host of BNN's The Disruptors. A serial entrepreneur and investor, he focuses on scaling Canadian tech startups — and he’s just a great guy. In this episode he shares candid, honest stories about failures, lessons learned, and his entrepreneurial journey. Thanks to myAbode and Valery for setting this up!  Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Canada's economy is facing significant challenges with unemployment rising to 7.1% in August 2025, the highest since 2016 (outside pandemic periods). The economy lost 66,000 jobs in August following 41,000 jobs lost in July. Trade tensions with the US are affecting tariff-exposed sectors, while the housing market shows a fragile recovery amid calls for interest rate cuts. Unemployment reached 7.1%, with 66,000 jobs lost in August, particularly in tariff-exposed sectors like manufacturing, transportation, and technical services; youth unemployment is especially high at 14.5%. Housing affordability remains challenging despite falling prices (GTA average home price down to $1,022,143 from $1,193,771 in 2022), with the housing cost-to-income ratio deteriorating to 7:1 nationally and 9:1 in Ontario. Markets strongly anticipate a Bank of Canada rate cut on September 17th (92% probability), with the policy rate currently at 2.75%, down from 5% in June 2024. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist Premium  See omnystudio.com/listener for privacy information.

What it means to be a millionaire in Canada in 2025, focusing on how inflation, real estate values, and wealth distribution have changed the significance of the million-dollar threshold. Due to inflation, $1 million today has significantly less purchasing power than in previous decades, with current dollars worth less than 4% of their 1915 value. Many Canadians are "paper millionaires" through home ownership but lack true financial freedom, as owning a $1 million home with a large mortgage doesn't equate to being wealthy. Canada's wealth remains heavily concentrated among baby boomers who hold over US$83 trillion in net wealth - five times that of millennials. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

The importance of networking, persistence, and face-to-face meetings in real estate success. Nick shares a story about persistently following up with a potential client for 8 months, resulting in a productive two-day meeting in Windsor. The hosts also discuss their "Unpacking Multiplexes" event and the critical housing needs and opportunities in Ontario. Persistence in relationship building is crucial - Nick's 8-month follow-up strategy demonstrates how consistency leads to business opportunities Face-to-face meetings dramatically change relationship dynamics and build the trust necessary for successful real estate deals Real estate success requires both understanding numbers (market data, financing options) and building relationships with the right people who can help execute projects Exhange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist Premium Missing Middle Conference TicketsSee omnystudio.com/listener for privacy information.

iPro Realty, a major Ontario brokerage with 2,400 agents, was discovered to have a $10.5 million shortfall in their trust accounts in May 2025. Co-founders  admitted to taking the money, but RECO (the regulator) negotiated a quiet settlement rather than pressing charges, leading to industry outrage and the resignation of RECO's Registrar.  A Co-founder  had previously sat on RECO's board until 2023, RECO kept the scandal secret for three months while attempting to recover funds, allowing iPro to continue taking client deposits despite the known shortfall The aftermath included the firing of RECO's Registrar and questions about the effectiveness of self-regulation in real estate hange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Dan interviews Max Steinman (CEO of RentSync/Rentals.ca) and "Millennial Moron" (Jeb) about current trends in the Canadian rental market. They discuss the impact of increased purpose-built rental supply, declining demand in major cities, rising vacancies, and strategies for both large and small landlords to compete in this shifting landscape. The importance of location, the unintended consequences of rent control, and the need for a more balanced approach to housing affordability that addresses supply-side issues. Demand is down and supply is up, leading to declining rents and rising vacancies, especially in Toronto and Vancouver due to an influx of condo units into the rental market. Small landlords need to focus on providing excellent service, building relationships with tenants, being willing to negotiate on rent, and highlighting advantages like rent control to compete with larger purpose-built rentals offering incentives. Increasing the supply of purpose-built rentals can ultimately improve housing affordability and create a more stable rental market, but it's important to strike a balance and avoid over-relying on demand-side solutions. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

The Foreign Buyer Ban was implemented in January 2023 to make housing more affordable for Canadians by prohibiting non-Canadians from purchasing residential properties with up to 3 dwelling units in urban areas. The ban was recently extended until January 1, 2027. While politically popular, its effectiveness has been questioned due to numerous loopholes and its coinciding with rising interest rates, making it difficult to isolate its impact on the housing market. developers have called for lifting the ban, arguing it's stalling construction by blocking foreign capital needed for pre-sales financing, with housing starts in BC dropping 50% from March 2024 to March 2025 The ban has multiple workarounds including obtaining permanent residency, buying properties with 4+ units, purchasing in rural areas, or investing in development projects The ban's effect on prices has been minimal compared to interest rate increases, with industry experts like Royal LePage's COO calling it "unnecessary" with "virtually no impact on home costs or supply" Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We discuss how modular construction and prefabricated housing can address Canada's housing crisis through improved labor productivity. The hosts examine Canada's productivity challenges compared to the US, particularly in construction, and explore innovative building methods that could accelerate housing production despite an aging workforce. Canada needs to double its housing construction to approximately 430,000-480,000 annual starts to restore affordability, but faces barriers including labor shortages and weak productivity in residential construction⁠⁠. A "silver tsunami" of retirements will remove about 270,000 construction workers (one-fifth of the workforce) over the next decade, creating an urgent need for productivity improvements⁠⁠. Innovative methods like modular construction can reduce build times by 20-50%, while mass timber requires half the workforce of concrete builds and speeds construction by 30% Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We explore whether Canada is moving toward a "renters economy" where more people rent homes rather than own them. It examines historical housing trends, current market conditions, and international comparisons to assess if Canada is following countries like Germany where renting is normalized.  "You'll own nothing and be happy" represents a subscription-based future economy Canadian homeownership rose from 40% (1940) to 60% (1970s) due to post-WWII government policies Millennials face the highest barriers to homeownership Current construction favors rental units (108,000) over condos, boosted by CMHC incentives Germany normalizes renting with strong tenant protections, 11-year average tenancies Real estate makes up 28% of Canada's GDP, possibly diverting investment from more productive sectors A rental economy shift could improve tenant protections and amenities while increasing property values Canada appears to be gradually shifting toward a rental-focused housing landscape Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We open the show with an institutional perspective on the housing market and close it with our hosts who provide boots on the ground updates  RBC/BMO Forecast: Home resales are down, but a rebound is expected in 2026, tempered by affordability, labor market, and immigration challenges. Regional Differences: Prairies and Atlantic Canada are more stable; Ontario and B.C. face imbalances, with prices dropping into 2026. Affordability & Pent-Up Demand: Lower rates and prices offer some relief, but affordability remains a key constraint, and improvements slow population growth. High Inventory: Ontario and B.C. are flooded with homes for sale, giving buyers more power while sellers need to compete for a strong come back. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets     USE CODE 'PODCAST' free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We are joined by Brian Dorr, President & CEO of DORR Capital, who have funded over 3 billion.  Insights on how the public vs. private sectors have influenced Brians Capital's 13-year journey in real estate. The 4+1 new build initiative and its impact on housing. How standard lot sizes, capital stacks, development charges, and garden suite variances affect project timelines and feasibility. An update on the new sixplex zoning and its broader effects on housing development. A comparison of private financing vs. institutional capital and the importance of speed in project decisions. The Impact of MLI Select and whether CMHC changing role had an impact on the industry. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets     USE CODE 'PODCAST' free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We are joined by Brandon Sage on the shot to get his expert insights into the opportunity in multifamily as well property management.  Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets     USE CODE 'PODCAST' free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

In this news episode, we break down whats going on in the market, Record numbers of Canadians are emigrating, with many heading to the U.S. Canadians are increasingly investing in U.S. stocks ($14.2 billion in May) while pulling back from domestic real estate Construction costs are rising well above inflation targets due to tariffs and skilled labor shortages Eliminating interprovincial trade barriers could potentially add 30,000 annual housing starts Down payment assistance has become essential for 70% of recent Canadian homebuyers Seniors are reluctant to downsize, which impacts housing availability for first-time buyers Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets     USE CODE 'PODCAST' free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Toronto's Housing Policy Changes: Toronto now allows sixplexes in select areas and is waiving development charges for up to 6 units per lot, saving developers approximately $50-80k per unit. Nationwide Trend: This is part of a broader movement across Canada, with Vancouver, Edmonton, Calgary, Ottawa, and Halifax also implementing multiplex-friendly zoning. Economic Impact: Multiplexes offer a more accessible entry point for small-scale developers, with construction costs around $275/sq ft (less than half the cost of custom homes) and project timelines of 9-12 months. Investment Strategy: "Buy, Add Units, Rent, Refinance" is emerging as a new value-creation approach for investors, replacing traditional BRRR strategies in saturated markets. change-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets     USE CODE 'PODCAST' free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We look at cap rate reports from Colliers and CBRE and discuss whats happening in the commercial real estate world.  National Market Overview: Canadian CRE remains stable (all-property cap rate: 6.67%) despite economic uncertainty; Bank of Canada cuts to 2.75% created favorable lending conditions. Asset Class Performance: Industrial leads with compressing cap rates (6.16%); retail rebounds as "investor darling" (5-6% range); multifamily maintains lowest yields (mid-4%); office struggles with rising cap rates. Regional Highlights: Toronto and Vancouver have lowest cap rates; Montreal faces highest office vacancy; Calgary industrial remains strong; Ottawa saw sharpest industrial cap rate drop (-75 basis points in Q1). Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist Premium  See omnystudio.com/listener for privacy information.

We're joined by Ron Butler to discuss the current state of the Canadian real estate and mortgage markets, emphasizing how regulatory hurdles, high development costs, and cautious monetary policy are creating significant challenges. He explains that while mortgage rates are climbing, the Bank of Canada's stance remains cautious despite economic growth, which leads to a difficult environment for buyers, investors, and brokers alike. Overall, there's a recognition that market correction and adjustment are underway, driven by policy and macroeconomic factors. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

In this jam packed news episode we cover a wide variety of stories, including: Market Transformation: The Ontario cottage market is experiencing significant price drops (up to 20.3%) amid increasing inventory and cooling demand, while Canadian investors are withdrawing from U.S. real estate investments with potential for $650+ million flowing back into Canadian markets. Economic Uncertainty: Major Canadian banks have widely divergent forecasts for Bank of Canada's next moves, with some predicting no rate cuts in 2025 while others expect cuts of 75 basis points by early 2026, as Toronto's mortgage delinquencies have tripled to a 12-year high. Regional Rental Landscape: Canada's provincial rent control policies vary dramatically in 2025, from Ontario's 2.5% cap to completely uncapped increases in Prairie provinces, creating different investment opportunities and challenges across the country. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We are joined by our amazing hosts to discuss the national market updates as well as go over the CREA stats.  National home sales rose 2.8% in June 2025 (following a 3.6% increase in May), but prices remained flat at around $691,000, showing a rebound in activity but not in prices. Significant regional differences exist with Ontario and BC in buyers' market territory (Ontario at 38% sales-to-new-listings ratio, BC with 6.5 months of inventory), while Alberta and Manitoba remain sellers' markets with much lower inventory levels. "The Age of the Measured Move" where strategy and patience are key, with a stable but fragile market where buyers have real opportunities especially in Ontario and BC. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We are joined by CMHC's Chief Economist, Aled ab Iorwerth, to discuss the findings of his new report. The report highlights the need to nearly double housing starts (from 250,000 to 480,000 annually) to restore pre-pandemic affordability by 2035.  Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We explore Canada's economic stagnation, drawing parallels to Japan's "Lost Decade" of the 1990s. Canada is experiencing its own version of a lost decade with declining productivity (falling for 13 straight quarters despite an educated workforce), stagnant per capita wealth (producing no more wealth per person than in 2014), overreliance on real estate for economic growth (accounting for over 20% of GDP), lack of business investment in productivity-enhancing capital, rising household debt (101.2% of nominal GDP) with stagnant income growth, and housing shortages amid rapid population growth (creating a "population trap"). The hosts warn that conventional economic remedies may be insufficient, as demonstrated by Japan's decades-long stagnation despite trying various policy approaches. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

There are some major shifts in Canada's real estate market in 2025-2027, highlighting three key trends: Interest Rate Stabilization, Collapsing International Student Enrollment, Historic Population Growth Slowdown RBC predicts the Bank of Canada will maintain rates at 2.75% with no further cuts expected, forcing investors to adjust their strategies rather than hoping for lower rates. Many Canadian colleges are experiencing a 50% drop in international students due to federal policy changes, with some institutions like Conestoga College seeing up to 95% reductions. This is causing significant vacancy risks for student rental investors.  Canada's population grew by only 20,107 people (essentially 0%) in Q1 2025, the lowest growth in almost 80 years. This is primarily due to reduced immigration and a decrease of 61,000 non-permanent residents. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Unpacking Multiplexes Tickets free 1 week trial for Realist Premium  See omnystudio.com/listener for privacy information.

Should you buy a rental property or invest in a REIT? In this episode, Dan welcomes Simon from the Canadian Investor Podcast to break down the pros and cons of both strategies. Simon goes over some of the key metrics to look at when analyzing a REIT. From payout ratios and leverage limits to tenant base and growth strategy, we cover the critical factors that separate the good from the bad. Whether you're new to real estate investing or looking to diversify your portfolio, this episode will help you decide which path makes the most sense for your goals. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Canadian Investor Rodeo Tickets Unpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Did you know approximately 10% of home sales happen without ever being publicly listed? Off-market properties offer exclusivity and advantages for both buyers and sellers, including privacy, reduced competition, and potentially better negotiation terms. We explore what makes these deals unique, the appeal of "insider" opportunities, and detail strategies for finding these hidden gems. From driving for dollars and mail campaigns to leveraging wholesaler relationships, this episode gives Canadian investors practical methods to find properties before they hit the market. These strategies help investors of all experience levels avoid bidding wars and secure better deals off-market. We also address potential drawbacks including pricing challenges and limited exposure, providing a complete view of off-market investing. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Canadian Investor Rodeo Tickets Unpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

How do Cap Rates work? Why & how they change & why every investor needs to understand them, especially in a down market. Cap Rate Math Impact: A 2.5% cap rate increase (4% to 6.5%) can cause a 38.5% property value drop, potentially eliminating equity for leveraged investors. Recession Patterns: Cap rates rise during downturns as investors require higher returns for increased risk, even when interest rates initially fall. Investor Strategy: Savvy investors avoid assuming further cap rate compression and instead stress-test for expansion to ensure investments can withstand market changes. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage Canadian Investor Rodeo TicketsUnpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Homeownership remains a strong aspiration for many Canadians despite affordability challenges. A Habitat for Humanity/Deloitte study shows significant benefits of ownership versus renting, including income growth and improved health outcomes. Yet, Canada's homeownership rate dropped from 69% (2011) to 66.5% (2021), with young adults particularly affected.  Strong Desire Despite Challenges: 84% of young Canadians (18-38) believe homeownership is worthwhile despite affordability issues. Measurable Benefits: Homeowners experienced 28% higher incomes than comparable renters, with 73% reporting better physical health. Declining Accessibility: Homeownership among 25-29 year-olds fell from 44% to 36.5% over a decade. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageCanadian Investor Rodeo TicketsUnpacking Multiplexes Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

The Canadian housing market in May 2025 showed signs of movement but not a dramatic rebound.  National home sales increased by 3.6% month-over-month, primarily driven by Toronto, Calgary, and Ottawa. However, supply is outpacing demand, with new listings up 3.1% and total active listings up 13.2% year-over-year. The market has entered what's being called a "negotiation market" where buyers have more leverage and choices. The market is showing increased activity but remains cautious - sales are up but still 4.3% below last year's levels Supply is increasing significantly with the sales-to-new listings ratio at 47%, below the 10-year average of 55% Prices are stabilizing with the national average at $691,299, down 1.8% from last May, with significant regional variations - Ontario and BC showing declines while Quebec, Manitoba, and Saskatchewan are seeing increases Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageCanadian Investor Rodeo Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

This is a comprehensive guide for first-time real estate investors, covering everything from initial goal-setting to executing investment strategies. Here are three key takeaways: Foundation is Critical: Start by setting clear goals and understanding your "why," then create a detailed business plan that will guide your investment journey. Build a Strong Network: Success in real estate investing requires a power team of professionals (mortgage agents, real estate agents, lawyers, etc.) and active networking to build relationships that provide opportunities. Focus and Execute: Pick a specific asset class and market to focus on, thoroughly analyze deals based on numbers, and stick to your chosen strategy rather than getting distracted. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageCanadian Investor Rodeo Tickets free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Is the Canadian dream of homeownership still alive? We break down the latest CMHC Mortgage Consumer Survey, revealing how first-time buyers are really getting into the market.  First-time buyers now make up 12% of mortgages (up from 10%), with over half using co-buyers and receiving family gifts averaging $74,000 ($150,000 in Ontario/B.C.). 65% of first-time buyers are at their budget maximum, with fewer using savings for emergencies (50% vs. 78% last year). Most buyers remain optimistic: 80% see homes as good investments, and 74% expect values to rise next year. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageCanadian Investor Rodeo TicketsSee omnystudio.com/listener for privacy information.

Total household debt in Canada has reached $2.55 trillion, with non-mortgage debt averaging $21,859 per consumer. The situation is particularly concerning in Ontario, where mortgage delinquency rates have increased by 71.5% year-over-year. A "mortgage renewal wall" is approaching, with about 60% of all outstanding mortgages coming up for renewal in the next couple of years, facing significantly higher interest rates (4-5% range compared to previous sub-2% rates). Nearly a third of mortgage renewers are using debt to pay off other debt, while younger borrowers and lower-income households are showing increasing signs of financial stress. Credit card spending has decreased to its lowest since March 2022, suggesting cautious consumer behavior, but payment rates are falling, especially among Canadians under 35. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

We discuss the Bank of Canada's Financial Stability Report (FSR) for May 2025, which examines the current state of Canada's financial system and housing market. Here are three key points: The housing market shows high debt levels, with Canadians carrying approximately $1.73 in debt for every $1 of disposable income, making them vulnerable to economic shocks. Interest rates have decreased from their peak, creating a more positive outlook for borrowers, though they won't return to pandemic-era lows. TD forecasts this could help revitalize the housing market in 2025. About 60% of Canadian mortgages are due for renewal in 2025-2026, with most borrowers facing higher payments than their previous rates, though increases will be less severe than initially feared. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

The Canadian real estate market shows a clear geographic divide as of April 2025, with key differences between regions, we are also joined by our amazing hosts from across the country for some boots on the ground updates.  Ontario and B.C. are experiencing price declines , while other provinces like PEI, Quebec  and Alberta are seeing price growth. Population Shifts: Ontario lost 32,000 people and B.C. lost 10,000 to interprovincial migration in 2024, while Alberta gained 53,000 new residents, significantly impacting housing demand patterns. Ontario and B.C. show increasing inventory and softening demand, while Alberta, Quebec, and Atlantic Canada maintain tight inventory levels with sustained demand and competitive conditions. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

An interview with Adi Koparde, President of RealShare. We discuss real estate investing and fundraising in Canada, how to raise capital, and the compliance needed.  the fundraising environment in Canada vs. the U.S.?  the different fundraising exemptions in Canada?  What is the role of an Exempt Market Dealer (EMD)? What should an investor look for when choosing a private real estate deal? Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

  Work with Ryan & Neal at Keystone  Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage  See omnystudio.com/listener for privacy information.

In 2024, reported fraud across all sectors reached $638 million, with total losses since 2021 exceeding $2 billion. Officials estimate this represents only 5-10% of actual fraud occurring. Three main types of mortgage fraud are identified: fraud for shelter (everyday people misrepresenting finances to get homes), fraud for profit (industry insiders manipulating the system), and fraud for money laundering (criminals using real estate to clean illicit funds). A "Toronto model" of fraud has emerged where people claim fake high-paying jobs in China to secure mortgages, with bank employees sometimes colluding with scam centers to provide false documentation. The problem is exacerbated by Canada's housing affordability crisis and strict lending rules, which push some desperate buyers toward fraudulent practices. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

Brian Buffini built North America's largest business coaching firm, his company has trained over 3M professionals in 37 countries through lead-generation systems. The company currently coaches 10,000+ business people across North America, while Brian travels globally speaking about "living the good life" and helping others reach their potential. Reach out to Buffini  Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

A guide to financing options for first-time real estate investors covering both traditional and creative solutions for entering the market. House Hacking: Live in part of the property while renting other portions, allowing 5% down payment and using rental income for mortgage payments. Traditional Bank Financing: 20-35% down payment required, offering competitive rates for qualified borrowers. Alternative Financing: Private mortgages, VTB mortgages, and partnerships available for those who don't qualify with banks. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

Learn about the opportunities and challenges in missing middle housing as we interview experts Chris Spoke & Ben Singer  Missing middle housing refers to duplexes, triplexes, fourplexes, and townhomes that add density while matching neighborhood character. These haven't been built in decades due to zoning restrictions. These properties offer higher returns than single houses, with basement suites increasing value by 30%. Multiple units provide steadier income by reducing vacancy risk. Recent zoning changes in Canadian cities now encourage these developments, with Toronto, Halifax, and Vancouver allowing 4-8 units per lot. The process and reasons behind the condo method  Get in touch with Chris Spoke & Ben Singer Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage  See omnystudio.com/listener for privacy information.

The March 2025 CREA statistics reveal a significant downturn in the Canadian housing market, with national home sales dropping 4.8% from February and down 20% since November's peak. The market is experiencing a divergence between regions, with Ontario and BC showing decline while Prairie provinces, Quebec, and Atlantic Canada maintain some price growth. Sales and prices are declining nationally, with the average price falling 3.7% to $678,331, marking the sharpest year-over-year decline in recent times inventory levels have increased 18.3% year-over-year, with a sales-to-new listings ratio of 45.9% - the lowest since February 2009 Market sentiment is being heavily influenced by broader economic factors, including trade tensions, tariffs, and election uncertainty, leading to hesitant buyers and cautious sellers Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

The key differences between residential and commercial real estate investing in Canada. Here are three main takeaways: Residential real estate is more accessible for beginners, requiring lower down payments (as low as 5% for house hacking, typically 20% for investment properties) and offering simpler management, though with lower returns (5-8%). Commercial properties require higher initial investments (20-30% down, sometimes up to 50%) but can offer superior returns through longer lease terms and net lease structures where tenants cover various expenses. While residential properties provide more stable income during economic downturns since people always need housing, commercial properties are more vulnerable to economic fluctuations, as evidenced by their performance during COVID-19. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

Canada's recent election where Carney won, with both major parties having similar housing and economic policies. The conversation explores post-election economic challenges, including trade tensions with the US and potential recession concerns⁠⁠. About 85% of Canadians voted for similar housing policies, with consensus on issues like lower taxes, help for first-time buyers, and the need to build 300-500k homes per year⁠⁠. Trade tensions with the US are creating economic uncertainty, with Carney and Trump scheduled to meet, while Deloitte predicts a recession and RBC forecasts a significant economic slowdown⁠⁠. The government is planning targeted responses including infrastructure spending and immigration policy changes, with permanent resident intake being reduced from 500,000 to 365,000⁠⁠. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

This episode's focuses on the seller's perspective in real estate transactions. We explore key considerations and provide practical guidance for homeowners looking to sell, addressing common questions about the selling process. Selling Costs: The total cost of selling a home includes REALTOR® fees (3-7%), legal fees (~$1,500), staging costs, cleaning fees, and potential mortgage penalties. Market Timing: While late spring and early summer are typically optimal for selling, market conditions can vary significantly, making timing subjective. Property Value Assessment: Realtors use Comparative Market Analysis (CMA) to determine property values by examining similar properties, analyzing sale prices, and considering factors like location, features, and market conditions. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.

The Canadian federal election on April 28, 2025 presents three distinct approaches to the housing crisis: Liberal Platform (Mark Carney): Offers a middle path with both government intervention and market incentives, including a new federal housing developer (Build Canada Homes), MURB tax incentives for rental construction, and GST cuts for first-time buyers up to $1M. Conservative Platform (Pierre Poilievre): Proposes a free-market approach with significant tax cuts, including capital gains tax deferral for reinvestment, GST elimination on homes under $1.3M, and reduced government involvement in housing. NDP Platform (Jagmeet Singh): Advocates for a housing revolution with massive public spending, stronger regulations, and more tenant protections, including rent controls and restrictions on large-scale investors. The election is notably polarized, with polls showing over 80% of votes concentrated between the Liberals (45%) and Conservatives (37%), while the NDP sits at 8% support. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl Mortgage  See omnystudio.com/listener for privacy information.

The common questions in the Canadian real estate market- Answered! We address concerns from both buyers and sellers in a challenging market environment. A detailed guidance on the home-buying process, starting with saving for a down payment and getting pre-approved for a mortgage, followed by finding a real estate agent. Comprehensive breakdown of closing costs is provided, with recommendations to budget between 1.5% to 4% of the purchase price, including various fees like legal costs, land transfer tax, and property adjustments. buying versus renting, discussing pros and cons of each option - such as equity building and stability for buying, versus flexibility and lower upfront costs for renting. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca  Get a mortgage pre-approval with Owl MortgageSee omnystudio.com/listener for privacy information.