Christine Traynor

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham teams up with mortgage agents and commercial developers Christine Traynor and Jennifer Champion to break down CMHC multifamily financing and reveal why Alberta has become the hotspot for multifamily property investment. This comprehensive discussion provides investors with everything they need to know about accessing government-backed financing for multifamily real estate while building long-term wealth through strategic property development.Scott begins by providing a detailed overview of the MLI Select program, explaining how investors can access up to 95% loan to value financing with amortizations extending up to 50 years through strategic commitments to affordability, energy efficiency, and accessibility. The program operates on a points-based system where projects earn scores across three key categories, with higher points unlocking better financing terms including reduced insurance premiums and extended amortization periods. Understanding this points system is crucial for maximizing financing advantages, as investors can earn up to 100 points through affordability commitments alone, or supplement their score through energy efficiency upgrades and accessibility features that meet CSA standards.Christine and Jennifer share their boots-on-the-ground experience developing multifamily properties in Edmonton, highlighting real investment opportunities including 20-unit and 8-unit new construction projects currently available. They explain why Alberta's landlord-friendly legislation, absence of rent control policies, and robust population growth make it an attractive alternative to expensive markets like Ontario and British Columbia. The team discusses specific financing requirements including net worth qualifications of typically 25% of the loan amount or minimum $100,000, along with liquidity requirements of approximately 10% of purchase price and development costs.The episode reveals compelling market data showing Edmonton's population grew nearly 9% between 2022 and 2024, reaching over 1.6 million residents. Alberta is experiencing over 4% annual population growth, driven primarily by interprovincial migration from expensive provinces where affordability has become critical. Christine emphasizes Edmonton's unique advantages including median rents of $1,665 for affordable housing thresholds that align perfectly with actual market rents, allowing investors to maximize MLI Select financing without sacrificing cash flow. This contrasts sharply with markets like Windsor, Ontario, where affordable rent requirements force investors to discount market rents by approximately 50%.Jennifer highlights Edmonton's zoning advantages where properly sized lots can accommodate eight-unit buildings compared to only three units in Ontario, effectively multiplying investment potential. These eight-unit projects typically range from $2.2 to $2.5 million with net worth requirements of $500,000 to $600,000, making them accessible through partnership structures. Whether you're an experienced developer or first-time multifamily investor, this episode provides actionable insights on structuring deals, partnering strategies, and building long-term wealth through multifamily real estate.Key TakeawaysMLI Select Financing Advantages: Access up to 95% loan to value or loan to cost with 50-year amortizations through CMHC's points-based system rewarding affordability, energy efficiency, and accessibility commitmentsNet Worth and Liquidity Requirements: Borrowers need minimum 25% of loan amount in net worth (or $100K minimum) and approximately 10% of purchase price in liquid assets, making partnerships essential for many investorsAlberta's Multifamily Housing Advantage: No provincial sales tax, no rent control, landlord-friendly eviction processes, and faster approval timelines compared to Ontario and British Columbia create superior investment conditionsEdmonton Market Growth Drivers: Population increased 9% from 2022-2024 to over 1.6 million residents with 4%+ annual growth, interprovincial migration from expensive markets, and median incomes of $94,000 supporting housing demandEight-Unit Building Opportunity: Edmonton zoning allows eight units on properly sized lots versus only three units in Ontario, multiplying investment potential with purchase prices ranging from $2.2-$2.5 million qualifying for MLI SelectNew Construction Benefits: Brand new properties eliminate heavy repair costs with warranty coverage, allow custom design for optimal tenant attraction, and qualify more easily for maximum MLI Select financing than existing buildingsPartnership Opportunities Available: Join experienced developers on turnkey projects ranging from 8-unit buildings ($500-600K net worth required) to 20-unit properties ($2.16M net worth required) with full-service support from site selection through lease-upLinks to Show ReferencesLendCity Mortgages: lendcity.ca - Book a consultation for CMHC multifamily financingCMHC MLI Select Program Information: cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/multi-unit-insurance/mliselectChristine Traynor - LendCity Mortgage Agent & Commercial Developer: Contact through LendCity for Alberta investment opportunitiesJennifer Champion - LendCity Mortgage Agent & Commercial Developer: Contact through LendCity for Edmonton project partnerships

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham welcomes Jennifer Champion and Christine Traynor from the LendCity Mortgages team to discuss commercial financing options for Canadian investors. Jennifer shares her journey starting as a value-add investor in New Brunswick during the uncertain times of March 2020, focusing on duplexes and fourplexes before shifting to commercial projects and now concentrating on Alberta's opportunities. She emphasizes strategies like targeting landlord-friendly provinces and leveraging the CMHC MLI Select program for 6-10 unit buildings, highlighting the importance of building to fit financing models from the outset. Christine, with her 20-year background as a real estate appraiser on Vancouver Island before transitioning to mortgages in 2024, discusses helping investors build out-of-town portfolios, particularly in Edmonton, to create legacy wealth through structured financing.The conversation dives into how commercial mortgages differ from residential ones, basing approvals on property performance rather than personal debt ratios, similar to U.S. financing. This opens doors for investors turned down by banks, with access to multiple lenders for better terms and rates. They explain the CMHC MLI Select program's benefits, including up to 95% loan-to-cost financing, 50-year amortizations, and a 1.1 debt service coverage ratio, especially effective in markets like Edmonton where median rents support strong returns. As of November 2025, Edmonton's average rent for one-bedroom units hovers around $1,492 for furnished and slightly lower for unfurnished, according to recent rental reports, making it a prime area for multifamily investments amid ongoing economic growth.Scott highlights the team's expertise in pre-qualifying both investors and properties, often within 24 hours, to avoid surprises and streamline deals. Whether analyzing resales or new constructions, they collaborate with builders and realtors to ensure CMHC compliance upfront. The episode wraps with advice on assembling a strong team for success in commercial real estate, teasing a deep dive in the next episode on programs, policies, trends, and pitfalls. This discussion provides actionable insights for investors looking to scale multifamily portfolios in Canada, with potential U.S. expansion.Key TakeawaysCommercial vs. Residential Financing: Unlike residential loans limited by personal debt ratios, commercial approvals focus on property numbers, offering options for investors denied by banks, akin to U.S. models.Jennifer Champion's Investing Path: Started in New Brunswick with value-add duplexes/fourplexes in 2020, now focused on Alberta for landlord-friendly policies and 6-10 unit projects using CMHC MLI Select.CMHC MLI Select Program Details: Provides 95% loan-to-cost, 50-year amortization, and 1.1 debt service ratio; build properties to fit the model upfront for optimal rents and unit sizes, especially in Edmonton with median rents around $1,492 as of November 2025.Christine Traynor's Expertise: 20 years as a real estate appraiser before mortgages; specializes in out-of-town portfolios like Victoria to Edmonton, pre-qualifying investors and properties to build legacy wealth.Pre-Qualification Benefits: Analyze properties in 24 hours to estimate loan amounts; pre-qualify listings for realtors to avoid due diligence delays, covering net worth, liquidity, and CMHC fit.Team Advantages for Investors: Access multiple lenders for better rates/terms; expertise from active investors/developers ensures informed, risk-reduced decisions over single-bank approaches.Success Key: Strong Team: Partner with experienced professionals like LendCity to boost success rates, strategize generational wealth, and navigate commercial trends.Links to Show ReferencesLendCity Mortgages (for Commercial Financing Consultations): lendcity.caJennifer Champion's Profile: lendcity.ca/jennifer-championChristine Traynor's Instagram: instagram.com/christine.traynor.reinvestingCMHC MLI Select Program: cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/multi-unit-insurance/mliselectBook a Call with the Team: Visit lendcity.ca to schedule