Before you start looking for an investment property, you need to know how much you can spend. Getting your mortgage pre-approval is the very first step in the process - and it’s never too early to start! It will strengthen your position when you’re ready to submit an offer and help you focus on opportunities in your price range. Consult with your bank and/or a mortgage specialist who will look at your current financial situation and pre-approve you for a mortgage within your budget. This pre-approval will typically be valid for 120 days.

TIPS FOR PRE-APPROVAL

1. Be prepared with your documents

Tax records, income statements and IDs are just some of the items you will be required to provide

2. Consider all your sources of income

Income from rent, monetary gifts from family, and more are all something to consider

3. Get your pre-approval in writing

4. Ask us for recommendations

If you don’t have someone to help, we would be happy to introduce you to one of our preferred partners.

1. Upfront Purchase Costs

• Down Payment: Investment properties typically require 20% or more as a down payment, depending on your lender and the property type.

• Deposit: Usually due upon offer acceptance, applied toward your down payment at closing.

• Home Inspection: A small investment that can help identify costly repairs or structural issues before you buy.

• Appraisal Fee: Often required by the lender to confirm the property’s market value.

• Legal Fees: Covers the cost of your lawyer reviewing contracts, title searches, and closing the transaction.

• Land Transfer Tax: Payable upon closing — includes Ontario Land Transfer Tax, and in Toronto, an additional Municipal Land Transfer Tax.

• Title Insurance: Protects against ownership disputes or title defects.

2. Financing & Carrying Costs

• Mortgage Interest: Your largest ongoing expense — rates and terms vary depending on your investment type and financial profile.

• Mortgage Insurance (if applicable): Required if your down payment is less than 20%, though this is uncommon for investment purchases.

• Property Taxes: Vary by municipality and directly affect your cash flow.

• Utilities: If you plan to include them in rent, budget accordingly for hydro, gas, and water.

3. Renovation & Improvement Costs

• Repairs and Upgrades: Even turnkey properties may need updates to maximize rental potential or resale value.

• Permits and Inspections: Necessary for structural or major renovation work.

• Staging and Marketing (if flipping): Professional staging, photography, and marketing help achieve top resale value.

4. Ownership & Management Costs

• Property Management Fees: Typically 8–12% of monthly rent if you hire a management company.

• Maintenance and Repairs: Routine upkeep — lawn care, snow removal, plumbing, electrical, etc.

• Insurance: Landlord or rental property insurance is usually higher than a standard homeowner policy.

• Accounting and Bookkeeping: Tracking income and expenses properly helps you stay organized and tax-efficient.

5. Transaction & Holding Costs (for Flips or Short-Term Ownership)

• Utilities and Taxes While Vacant: Cover these until the property is sold or rented.

• Realtor Fees on Resale: Typically paid by the seller upon closing.

• Capital Gains Tax: Payable when you sell for a profit — your accountant can help estimate this.

6. Contingency Fund

Always set aside 5–10% of your property’s value (or at least a few months of expenses) as a reserve for unexpected repairs, vacancies, or emergency costs.

1. Your Investment Goals

Start by defining what success looks like for you. Are you focused on long-term appreciation, monthly cash flow, short-term rental income, or flipping for profit? Some investors aim to build a portfolio, while others want a single property that performs well over time.

2. Property Type

Think about the type of property that aligns with your goals — a single-family home, a duplex or triplex, a condo, or even a small multi-unit or mixed-use building. Each type offers different levels of maintenance, risk, and return potential.

3. Location

Location is key. Consider which areas appeal to you — whether you prefer urban centers, suburban communities, or growing towns with strong rental demand. Proximity to amenities, transportation, schools, and major employers can all affect both rental rates and resale value.

4. Financial Parameters

Be clear on your budget, ideal price range, and comfort level with renovation or improvement costs. Understanding your financing options and expected cash flow helps us target the right properties from the start.

5. Property Condition & Features

Decide whether you’re looking for a turnkey property ready to rent, or a renovation project with potential to add value. Consider the size, layout, number of units, parking, and any must-have features that fit your investment model.

6. Rental Potential

Think about who your ideal tenants might be and what type of property will attract them. Do you prefer long-term tenants or short-term rentals? Will you manage the property yourself, or use a property management company?

7. Exit Strategy

Finally, have a plan for the future. Are you holding long-term, refinancing to expand your portfolio, or planning to sell within a few years? Knowing your exit strategy helps guide smart purchase decisions today.

1. Clarifying Your Investment Goals

We start by understanding your goals. Whether you’re looking for cash flow, long-term appreciation, short-term rentals, or a renovation project. By defining your strategy early, we can focus on properties that truly fit your objectives and financial comfort level.

2. Targeted Property Search

We use our market insight and access to on- and off-market listings to pinpoint the best opportunities. From established neighbourhoods to emerging growth areas, we help you identify where your investment dollars will go furthest.

3. Analyzing the Numbers

Every property we review together is backed by real data, estimated rents, cap rates, ROI projections, and comparable sales. We help you evaluate potential income, expenses, and appreciation so you can make informed, numbers-based decisions.

4. Previewing & Evaluating Properties

We attend showings and preview properties with an investor’s eye, spotting red flags, renovation potential, and hidden value. From layout to location, we help you see beyond the surface and assess how each property aligns with your goals.

5. Coordinating the Experts

We connect you with trusted professionals, mortgage brokers, inspectors, contractors, and property managers, so you can complete your due diligence with confidence. Our extended team shares the same commitment to transparency and results that we do.

6. Negotiation & Offer Strategy

When it’s time to make an offer, we leverage market data and negotiation expertise to secure the best possible price and terms. We help you structure your offer to protect your interests and set you up for long-term success.

7. Ongoing Support After the Purchase

Our relationship doesn’t end at closing. We’re here to help with next steps, whether that’s finding tenants, connecting you with management services, or planning your next investment move.

It is our duty to provide you with all necessary informations and guidance that will help you make an informed decision.

When you find the right place, the next step is to submit an offer. In today’s market, there are a couple of different strategies Sellers will have to accept an offer. A lot of properties are sold in multiple offers (otherwise known as bidding wars; when there is more than one offer on the same property) or through pre-emptive offers (where an offer is submitted in advance of a specified offer date). A pre-emptive offer is also known as a “bully offer”. When you submit an offer (Agreement of Purchase and Sale), the main components for you to consider are:

OFFER PRICE

The amount you are willing to pay. This may be the final amount or the starting point of negotiations

CLAUSES

A clause is a term or terms necessary to include in your offer to protect you through the purchase process

CLOSING/COMPLETION DATE

The date that you pay for and take title/ownership of the property

DEPOSIT

This is typically 5% (or more) of the purchase price and is payable by bank draft or certified cheque within 24 hours of offer acceptance or in some cases, with the offer, depending on circumstances

CONDITIONS

A condition is a clause the Buyer needs to waive or fulfill by an agreed time in order for a sale to be finalized. The most common conditions are: financing, inspection, lawyer review and status certificate review

CHATTELS AND FIXTURES

Otherwise known as inclusions and exclusions; these are the items that you wish (or the Sellers wish) to be included or excluded from your offer.

Once your offer has been successfully negotiated and accepted by all parties, you now have either a conditional or firm sale. Once firm (conditions have been fulfilled according to the agreement), your sale remains pending until the Closing/Completion Date. You will require a lawyer to facilitate the closing of your property. We recommend that you contact your lawyer a minimum of 1-2 weeks before your closing date to ensure that everything is in order and to confirm a date and time to sign all paperwork (this can be done virtually), where and when to pick up keys for your new home etc.*

*If you do not have a lawyer, we will be pleased to recommend one of our preferred partners to you.

On closing day, your lawyer will advise you once the transaction has been successfully completed (i.e. funds have been transferred) which would mean that the title will be officially transferred and you’ll be given access to your new home! The Sellers typically have until 6:00pm to provide vacant possession, unless otherwise negotiated in your contract.

Congratulations on your new investment!

Our relationship with trusted partners continues to benefit you after closing. We can connect you with reliable:

• Property managers

• Contractors and trades

• Cleaners and stagers

• Accountants familiar with real estate investments

• Insurance providers and maintenance professionals

These are not referral partnerships, just people we trust to take care of our clients as well as we do.

To continue the investment process :

• Keep you informed about market trends and appreciation opportunities

• Advise on when to refinance, sell, or expand your portfolio

Once decided, we can help you move on to the leasing process!

• Provide updated rental comps to help you set competitive rents.

• Help market the property and screen tenants if they offer leasing services.

• Advise on lease structures (e.g., short-term vs. long-term, furnished vs. unfurnished).