Scale your portfolio without hitting a wall at the bank.
Rental income, multi-unit properties, commercial mortgages, and portfolio strategy — we've helped Ontario investors grow their holdings for over 25 years.
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What investors need to know
Rental income treatment varies by lender
Some lenders count 80% of rental income, others 50%, others use a DSCR model. We know which lenders' policies work best for your portfolio structure.
Down payment minimums are higher
Investment properties require a minimum 20% down payment — no CMHC insurance available. We help you structure the financing to make the numbers work.
Portfolio lenders exist
Once you own multiple properties, some lenders get nervous. Portfolio lenders look at your whole picture differently — and we know who they are.
Multi-unit is different from single-family
Duplexes, triplexes, and 4-plexes are residential financing. 5+ units is commercial. Each has its own rules — and its own lenders.
Where investors hit the wall
Growing a real estate portfolio is a different game than buying a primary residence. Here's where experienced investors most often run into friction — and how we help them push through it.
Property 3 or 4
Your personal bank typically gets uncomfortable after 2–3 investment properties. The debt-to-income ratios look concerning to their underwriters — even when every property cash flows. Portfolio lenders and alternative lenders look at this completely differently.
Rental income that doesn't count
Some lenders credit only 50% of rental income. Others use 80%. A few use DSCR (debt service coverage ratio) which rewards strong cash flow. The difference between lenders can change your qualifying power by $100,000 or more. Getting the wrong lender costs you deals.
Making an offer before financing is structured
Investment properties move fast. Walking into an offer without knowing your financing structure — including how the rental income will be counted — is how investors end up stuck in conditional deals they can't close.
How we work with investors
We look at your current holdings, income picture, equity positions, and what you're trying to acquire next.
We advise on financing structure before you make an offer — not after you're already conditional.
We go to the lenders most likely to approve investor files at the best rates — including lenders mainstream banks don't tell you about.
We close your current deal and start thinking about the next one. Growing a portfolio is a long game — we're a long-term partner.
3 things investors get wrong about financing
These assumptions cause investors to either stop too early or structure deals in ways that limit future growth. Here's what we actually see in practice.
"Banks won't lend to you after 4 properties."
Mainstream banks often stop at 4, but portfolio lenders and alternative lenders are designed specifically for multi-property owners. They underwrite the portfolio as a whole rather than each property in isolation. We know which lenders fit which portfolio sizes.
"All rental income is counted the same way."
How a lender treats your rental income can swing your qualifying power by more than $100,000. Some credit 50%, others 80%, others evaluate full DSCR. Matching your portfolio to the right lender's rental income policy is one of the highest-value decisions in investor financing.
"You always need 20% cash for every new property."
20% is the minimum — but the right financing structure can sometimes use equity from existing properties as the down payment for the next acquisition. A HELOC on a paid-down primary residence or investment property can fund your next deal without liquidating savings.
Does the investment cash flow?
Calculate your monthly mortgage payment on an investment property. Compare it against expected rental income to see how the numbers work before you commit.
Common questions from real estate investors
What's the minimum down payment for a rental property?
20% for single-unit rentals. CMHC mortgage insurance is not available for investment properties, so there is no path below 20%. For 2–4 unit properties where you occupy one unit, different rules apply — we can walk you through those options.
Can I use equity from existing properties as a down payment?
Yes — a HELOC or refinance of an existing investment property or your primary residence can provide the capital for your next acquisition. We often help investors structure their existing portfolio to generate the down payment for the next deal, rather than requiring fresh savings every time.
How do lenders actually calculate rental income?
It varies significantly by lender. Common approaches: add 80% of gross rental income to your qualifying income; add 50% of gross rental income; or use full DSCR analysis based on the property's net operating income. The right lender for your file depends entirely on which method produces the best qualifying outcome for your portfolio structure.
When does a property switch from residential to commercial financing?
Properties with 1–4 units use residential mortgage financing, subject to standard lender policies. Properties with 5 or more units are considered commercial and use different underwriting: DSCR-based qualification, shorter amortizations (typically 20–25 years), larger down payments, and a different lender pool. We handle both — and we advise on which direction is more favourable for your specific acquisition before you make an offer.
Agents who specialise in investor mortgages
Ready to add to your portfolio?
Book a Discovery Call. We'll review your current holdings and financing strategy before you make your next move.
Book a Discovery Call