Scott Dillingham

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham delivers a comprehensive Canadian real estate market update for 2026, providing investors with actionable insights on interest rates, financing strategies, and investment opportunities. Scott, who recently appeared on Erwin Szeto's The Truth About Real Estate Investing podcast, shares his expert perspective on where the market is headed and why now may be the optimal time to invest.With the Bank of Canada holding rates at 2.25% following aggressive cuts in 2024-2025, Scott explains why we've likely reached the bottom of the interest rate cycle. Most major banks predict rates will stay flat through 2026, with some forecasting slight increases by year-end. For investors who've been waiting on the sidelines, this signals a critical window of opportunity before increased competition drives prices higher.Scott addresses the current buyer's market conditions across Canada, noting that buyers currently have negotiating power and are securing discounts. However, he predicts this will shift as more buyers enter the market once they realize rates won't drop significantly further. The historical pattern shows that when investors and homeowners flood back to the market, bidding wars return and prices rise.For Canadians investing in US real estate, Scott highlights the recent announcement of $200 billion in Fannie Mae and Freddie Mac bonds, which will lower owner-occupied mortgage rates south of the border. He encourages investors to evaluate opportunities across both countries objectively, removing political considerations from investment decisions and focusing purely on the numbers.The episode dives deep into three key investment strategies gaining momentum: ADU (Accessory Dwelling Unit) construction, CMHC MLI Select multifamily financing, and commercial mortgages as an alternative to B lending. Scott explains how adding secondary suites or garden suites can transform non-cashflowing properties into profitable investments, with cities increasingly granting variances to facilitate this gentle density approach.For larger-scale investors, Scott details the CMHC MLI Select program offering up to 95% financing with amortizations up to 50 years for multifamily properties of five or more units. He shares insights from his team's development projects in Alberta, where affordable rental requirements are more achievable than in Ontario markets. Interest rates through this program can reach the low 3% range—significantly better than traditional residential investment rates.Scott provides crucial guidance for investors who've been told they're maxed out by their banks. Rather than defaulting to expensive B lenders or risky private mortgages, he explains how commercial lending offers A-rate equivalents with similar fees while basing approval on property performance rather than personal income. This is essential knowledge for scaling a real estate portfolio beyond traditional lending limits.Key Takeaways•       Interest Rates at Bottom: Bank of Canada holding at 2.25% with most banks predicting flat rates through 2026; maybe one more cut possible, but significant decreases unlikely unless economy crashes.•       Buyer's Market Window Closing: Current market favors buyers with negotiating power, but expect increased competition and higher prices as sidelined investors return once they realize rates won't drop further.•       ADU/EDU Strategy: Adding accessory dwelling units to existing properties transforms non-cashflowing investments into profitable ones; cities are granting more variances and relaxing zoning rules for gentle density.•       CMHC MLI Select Financing: Multifamily properties (5+ units) can access up to 95% LTV with 50-year amortizations and rates in the low 3% range—significantly better than traditional investment property rates.•       Commercial vs B Lending: When maxed out at banks, commercial mortgages offer A-rate equivalents based on property performance, avoiding the higher rates (0.5-1%+) and fees of B lenders.•       US Investment Opportunity: $200 billion Fannie/Freddie bond announcement will lower US rates; Canadians can access DSCR loans that qualify based on property income without needing US credit history.•       Private Lending Warning: Avoid private mortgages for long-term holds; lenders increasingly reluctant to renew in cooling markets, creating potential disaster scenarios for borrowers.•       Long-Term Investment Mindset: Real estate historically appreciates over time—buy in buyer's markets, hold through cycles, and use tools like the ANDEX chart to understand long-term asset class performance.Links to Show References•       LendCity Mortgages (Pre-Approvals & Strategy Calls): lendcity.ca•       The Truth About Real Estate Investing Podcast (Erwin Szeto): Search on your preferred podcast platform•       CMHC MLI Select Program Information: cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/multi-unit-insurance/mliselect•       ANDEX Chart (Historical Asset Performance): Search "ANDEX chart" for investment class performance visualization

In this episode of The Wisdom Lifestyle Money Show, host Scott Dillingham speaks with Lucas Jensen, founder of Winter Capital, about his transition from a corporate engineering career at Microsoft to becoming a multifamily real estate investor and syndicator. Lucas shares how being laid off during the 2022 tech downturn exposed a critical weakness in his financial strategy—relying solely on employment income—which ultimately led him to pursue real estate investing as a path to financial independence and passive income generation.Lucas explains the economics behind scaling real estate investments, noting that single-family rentals carry significant vacancy risk, while properties with 16 to 50 units offer better stability and cash flow protection. He discusses his current acquisition of a 50-unit multifamily property in Bremerton, Washington, strategically located near Puget Sound Naval Shipyard. This property caters to Navy personnel and contract workers supporting the shipyard's maintenance and modernization operations for submarines and aircraft carriers. The furnished rental units command premium rents of approximately $3,300 per month for one-bedroom units, with a consistent 97% occupancy rate and a regular waitlist of prospective tenants.The conversation shifts to Winter Capital's innovative condo conversion strategy in the Pacific Northwest, where challenging landlord regulations in Portland, Seattle, and Tacoma have created unique investment opportunities. Lucas details how his partnership acquires 16-unit apartment buildings, converts rental units into individually owned condominiums, and sells them to families earning around 80% of the Area Median Income who struggle to achieve homeownership through traditional channels. This strategy leverages charitable down payment assistance programs and secondary financing positions to help buyers avoid private mortgage insurance while keeping monthly payments within $200 to $400 of their current rent. These projects typically run once per quarter, with investors participating for 9 to 18 months and receiving a 15% preferred annual return paid monthly, structured as non-equity mezzanine debt that prioritizes investor payouts before sponsors receive any proceeds.Lucas addresses the regulatory environment that makes these conversions viable, explaining how tenant protection laws in Pacific Northwest markets have prompted many landlords to exit the multifamily space, creating acquisition opportunities at favorable valuations. He emphasizes risk mitigation through comprehensive insurance coverage, including a 10-year homeowner rider policy protecting converted units from future structural issues. The episode concludes with Lucas outlining the $25,000 minimum investment requirement for accredited investors interested in participating through 506(c) offerings, while highlighting the importance of investor-sponsor alignment and shared vision for long-term partnership success.Key TakeawaysJob Loss as Investment Catalyst: Being laid off twice—first in 2008, then from Microsoft in 2022—revealed the vulnerability of depending solely on employment income, motivating the transition from W-2 engineer to real estate syndicator building multiple passive income streams.Scale Economics in Multifamily: Single-family rentals carry disproportionate vacancy risk; properties with 16+ units provide cash flow stability where occasional vacancies do not devastate operating income, with optimal economics starting around 16 to 30 units.Naval Shipyard Rental Demand: The 50-unit Bremerton property near Puget Sound Naval Shipyard achieves premium furnished rental rates ($3,300+ monthly for one-bedrooms), 97% occupancy, and consistent waitlists due to steady demand from Navy personnel and defense contractors.Condo Conversion Creates Homeowners: Converting apartment buildings into condominiums and selling to 80% AMI families addresses housing affordability while generating investor returns; charitable down payment assistance and secondary financing positions help buyers avoid PMI.Preferred Returns Structure: The 15% annual preferred return paid monthly as non-equity mezzanine debt means investors receive payouts before sponsors, typically exiting within 9 to 18 months with capital returned plus earnings before sponsors participate in profits.Pacific Northwest Regulations Drive Opportunity: Challenging landlord laws (tenant relocation costs, winter/school-year eviction restrictions) are prompting multifamily owners to sell, creating acquisition opportunities for conversion specialists at attractive valuations.Accredited Investor Requirements: Participation requires $25,000 minimum investment through 506(c) offerings for accredited investors ($200,000+ annual income individually or $300,000 jointly, or $1 million+ net worth excluding primary residence).Links to Show ReferencesLucas Jensen Contact: Email – lucas.jensen@wintercapitolllc.com; Phone – (425) 531-0777Winter Capital: Investment presentations and deal room available upon requestLendCity Mortgages (for Pre-Approvals): lendcity.caPuget Sound Naval Shipyard Information: Major U.S. Navy facility in Bremerton, Washington specializing in submarine and aircraft carrier maintenance

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham sits down with Erwin Szeto, a seasoned real estate investor, licensed realtor, and insurance professional who has built an eight-figure portfolio through strategic investing. Erwin shares his remarkable journey from immigrant child to successful investor, revealing how the book Rich Dad Poor Dad transformed his understanding of wealth-building and led him from stock market losses during the dot-com bubble into decades of profitable real estate investing across more than 40 properties.The conversation takes a fascinating turn when Erwin introduces a game-changing investment strategy that allows investors to control stock market assets with only 25% down payment. This leveraged investing approach uses segregated funds, which are insurance-based investment products offered by Canadian insurance companies that combine growth potential with principal protection guarantees of 75%. Unlike traditional stock market investing where you must pay 100% upfront, this strategy enables investors to leverage their capital similar to how real estate investors use mortgages, potentially multiplying returns significantly while maintaining built-in downside protection.Erwin breaks down the mathematics behind why this approach can outperform traditional real estate investing in certain scenarios. With the S&P 500 historically returning approximately 10% annually and investors only needing to put down 25%, the effective return on invested capital could reach 40% before fees, eclipsing typical real estate appreciation of 3-5%. The strategy also offers headache-free passive investing without tenant management, property maintenance, or the operational complexities that come with landlord responsibilities.Beyond returns, Erwin highlights the powerful estate planning benefits of segregated funds. Because these investments are structured as insurance contracts, they bypass probate entirely, allowing beneficiaries to receive funds directly within days of the investor's passing rather than waiting months or years for estate settlement. This feature proves particularly valuable for first-generation wealthy Canadians planning generational wealth transfer, especially considering Erwin's observation that approximately 90% of children show no interest in managing their parents' real estate portfolios.The episode also covers the BRRRR strategy adapted for stock market investing, where investors can re-leverage their profits to compound returns over time, similar to the popular real estate refinancing technique. With lending available up to $2 million per person or corporation and minimum investments around $17,000, this strategy offers scalable wealth-building for investors seeking portfolio diversification beyond traditional real estate holdings.Key TakeawaysLeveraged Stock Investing with 25% Down: Segregated funds allow investors to control $100,000 in stock market assets with only $25,000 out of pocket, potentially multiplying returns while maintaining 75% principal protection guarantee from insurance companies.Real Estate vs Stock Market Returns: While real estate typically appreciates 3-5% annually and requires significant management, the S&P 500 has historically returned approximately 10% annually, and with leverage, effective returns on invested capital can reach significantly higher levels.Warren Buffett's Index Fund Philosophy: Research consistently shows that low-cost index funds outperform actively managed hedge funds over time, with Buffett's famous million-dollar bet demonstrating a 125.8% return for the S&P 500 versus 2.8-87.7% for selected hedge funds over a decade.Estate Planning Benefits: Segregated funds bypass probate because they function as insurance contracts, enabling beneficiaries to receive funds directly within days rather than enduring lengthy estate settlement processes that can take months or years.Portfolio Diversification Strategy: Financial experts recommend diversifying beyond concentrated real estate holdings into multiple asset classes, as having all investments in local real estate in one currency and one country creates unnecessary risk exposure.BRRRR Strategy for Stocks: Similar to real estate refinancing, investors can re-leverage stock market profits by using accumulated equity as down payment for additional investments, creating a compounding wealth-building cycle.Minimum Investment Requirements: The leveraged investing strategy requires a minimum total investment of approximately $50,000, meaning investors need around $17,000 out of pocket to begin, with lending available up to $2 million per individual or corporation.Links to Show ReferencesInfinity Wealth: infinitywealth.caWealth Summit Event: Saturday, January 31st (virtual tickets available for under $30)LendCity Mortgages: lendcity.caRich Dad Poor Dad by Robert Kiyosaki: Available at major bookstores

In this joint episode of the Wisdom Lifestyle Money Show, host Scott Dillingham of LendCity teams up with real estate investing coach Teresa Beneteau to deliver critical year-end financial preparation advice for investors heading into the new year. Recorded in mid-December, this timely conversation addresses one of the most overlooked yet essential aspects of building a real estate portfolio: having your documentation and tax filings in order before seeking financing.Scott opens by sharing a powerful cautionary tale about a commercial client with a multimillion-dollar trucking facility loan who faced serious consequences from disorganized paperwork. Despite having good standing with a major bank, the client's failure to maintain proper documentation during an annual review resulted in the bank refusing to renew the loan. The client was forced into expensive private lending while scrambling to organize documents for credit union approval. This real-world example illustrates how document disorganization can cost investors thousands in unnecessary fees and higher interest rates.Teresa emphasizes that tax filing is non-negotiable when seeking any type of financing, whether purchasing a new property, refinancing, or pulling equity for an ADU project. Lenders consistently ask for tax documents, notices of assessment, T4s or T1 generals, proof of income, and credit bureau information as part of their standard qualification process. The conversation reveals that the Canada Revenue Agency holds significant power over property owners with outstanding tax debt. If taxes remain unpaid for an extended period, the CRA can register a judgment against the property through Federal Court, creating a lien that supersedes all other lending agreements. This means the CRA can force a property sale and recover their debt before any lender receives payment, making current tax status a primary concern for mortgage approval.The discussion turns practical as Scott explains the financing timeline for tax documentation. Lenders typically accept prior year tax returns until March or April of the following year, giving investors a window to file and prepare. However, once spring arrives, lenders begin requesting current year documentation for any closings scheduled beyond that period. Scott shares another client success story involving a homeowner who owed CRA $100,000 and needed to refinance. Major banks refused the application due to the substantial tax debt, requiring a creative two-transaction solution: first a private second mortgage to pay off CRA, followed by a refinance with a primary lender once the notice of assessment showed zero balance.Credit scores receive significant attention in the conversation, with Scott identifying 680 as the threshold for accessing the best mortgage rates and terms in Canada. A client example demonstrates this point: a woman seeking a fixed rate under 4% was unable to qualify because her score of 613 fell below the lender's 680 minimum. While she still secured financing at 4.19% through an alternative lender, the lower score cost her better terms. Scott advises checking both Equifax and TransUnion credit bureaus, as approximately 95% of lenders use Equifax as their primary source, but items occasionally appear exclusively on TransUnion reports and can surface during CMHC reviews.Teresa brings the joint venture perspective into focus, explaining how organized documentation demonstrates credibility to potential investment partners. When vetting JV partners, she requests both credit bureau reports and police clearances, offering her own documentation in exchange. This reciprocal transparency approach quickly reveals partner reliability. She recounts an experience where potential partners who readily accepted her documentation but refused to provide their own immediately revealed themselves as unsuitable collaborators. The principle extends beyond lending: if a partner cannot organize basic financial documents, they are unlikely to perform reliably when refinancing or capital events require timely action.The episode concludes with actionable preparation advice for commercial financing, particularly for six-unit-plus properties. Scott recommends investors learn proper deal underwriting using the same tools lenders employ to calculate net operating income and debt coverage ratios. Combined with organized documentation, solid underwriting skills position investors for straightforward approvals. Both hosts emphasize that successful investing requires proactive preparation rather than reactive scrambling when opportunities arise.Key TakeawaysCRA Priority on Property: The Canada Revenue Agency can file a judgment against your property for unpaid taxes that supersedes all mortgage and lending agreements, potentially forcing a sale where CRA gets paid before your lender receives anything680 Credit Score Threshold: A credit score of 680 or above unlocks the best mortgage rates and broadest lender options in Canada, while scores below this limit access to competitive fixed rates and may require alternative lending solutionsTax Filing Timeline: Lenders accept prior year tax returns until approximately March or April, after which current year documentation becomes required for mortgage approvals and refinancingDocument Organization Prevents Costly Delays: Disorganized paperwork can result in loan non-renewal, forcing expensive private lending while scrambling to meet credit union or bank requirementsCheck Both Credit Bureaus: While 95% of lenders use Equifax, items occasionally appear exclusively on TransUnion reports and can surface during CMHC reviews, creating unexpected approval obstaclesJV Partner Vetting Through Documentation: Requesting credit bureaus and financial documentation from potential joint venture partners reveals their organizational reliability and trustworthiness before committing to dealsCommercial Loan Annual Reviews: Commercial lenders conduct yearly reviews checking income, occupancy, and documentation compliance, with failure to maintain records potentially triggering loan terminationLinks to Show ReferencesTeresa Beneteau Real Estate Coaching: theresabeneteau.comTrailblazing Tribe Community: Search "Trailblazing Tribe" on FacebookLendCity Mortgages: lendcity.caFree Credit Check (Equifax): equifax.caFree Credit Check (TransUnion): transunion.caCredit Karma Canada: creditkarma.caBorrowell Credit Monitoring: borrowell.com

In this episode of the Close More Deals Podcast, host Scott Dillingham sits down with Rhys Trenhaille from the Vanguard Team at Manor Realty to reveal how everyday investors can own multimillion-dollar real estate properties using surprisingly little of their own capital. The conversation dismantles the myth that large-scale multifamily investing is only for the ultra-wealthy, showcasing government-backed financing programs that are revolutionizing apartment building acquisition across Canada.Scott and Rhys dive deep into the mechanics of construction financing that covers up to 95% of project costs, combined with amortization periods extending to 50 years. This powerful combination dramatically improves monthly cash flow and makes previously unattainable deals financially viable. The discussion highlights how investors can develop properties, hold them briefly for appreciation, then refinance to extract their original capital while maintaining ownership and ongoing income streams. This strategy essentially allows investors to control valuable real estate assets with minimal long-term capital commitment.The episode addresses the critical gap in Canadian housing known as the missing middle, specifically buildings with six to twelve units that few developers are building despite overwhelming demand. Rhys shares his experience developing eight-unit projects through creative conversions of older commercial properties, including transforming a century-old law office into modern residential units with live-work spaces. The conversation explores how municipalities are streamlining approval processes through digital submissions and development assistance coordinators, dramatically reducing the bureaucratic delays that historically plagued mid-scale development projects.A significant portion of the discussion focuses on prefabricated construction methods that are disrupting traditional building economics. Rhys reveals that innovative prefab manufacturers in Ontario are now delivering complete six-plex assemblies at approximately $224 per square foot, substantially below traditional construction costs. The conversation outlines strategies for combining prefab construction with basement development to maximize unit counts on single lots, potentially creating eight-unit properties that qualify for favorable commercial financing terms.Scott explains the opportunity for investors who want exposure to larger projects without hands-on development experience through syndication models and fractional ownership structures. LendCity is actively seeking capital partners for new development projects ranging from eight to ninety-four units across multiple Canadian markets. These partnerships offer permanent equity positions with the goal of returning investor capital through refinancing while maintaining ongoing ownership stakes.The episode concludes with actionable advice for investors at every level, from first-time buyers considering house-plus-additional-dwelling-unit strategies to experienced developers ready to tackle larger multifamily projects. Both experts emphasize that building new construction provides superior control over outcomes compared to purchasing existing properties, particularly when leveraging programs designed for affordability, energy efficiency, and accessibility requirements.Key Takeaways95% Construction Financing Available: Government-backed programs through CMHC MLI Select can finance up to 95% of construction costs for multifamily projects meeting affordability, energy efficiency, or accessibility criteria, with amortization periods extending to 50 years for maximum cash flow optimization.Missing Middle Opportunity: Buildings with six to twelve units represent an underserved market segment with minimal competition, as most investors focus on smaller residential properties or institutional-scale apartment buildings.Prefab Construction Cost Advantages: Innovative prefabricated builders in Ontario are delivering complete six-plex structures at approximately $224 per square foot, significantly below traditional construction costs, with faster timelines and year-round building capability.Tax-Free Equity Access Strategy: Investors can pay themselves from accumulated property appreciation through refinancing without triggering immediate tax obligations, keeping capital working longer and compounding returns over decades.Syndication for Passive Investors: Capital partners can participate in large-scale development projects without hands-on experience, receiving permanent equity positions while experienced operators handle construction, management, and value creation.Build vs. Buy Advantage: New construction offers superior control over financing terms, rent control exemptions on new units, and the ability to design properties specifically for program compliance and maximum leverage.Links to Show ReferencesLendCity Mortgages: lendcity.caVanguard Team at Manor Realty (Rhys Trenhaille): Contact for investment property opportunitiesCMHC MLI Select Program Information: cmhc-schl.gc.ca

In this episode of The Wisdom, Lifestyle, Money Show, host Scott Dillingham sits down with serial real estate investor Mike Nikolica to explore his evolution from first-time house hacker to US multifamily property investor. Mike shares his two-decade journey that began at age 22 with a duplex purchase near the university, progressing through live-in flips across various cities, and ultimately discovering the cash flow potential of US markets like Cleveland and Detroit. The conversation covers practical investment strategies including house hacking to reduce housing costs, the benefits of owner-occupied financing with as little as 5% down, and the significant advantages of investing in landlord-friendly US markets where rental properties can achieve cash-on-cash returns of 12-20%.Mike explains his transition from flipping and Airbnb properties to focusing on multifamily acquisitions ranging from 8-24 units in cities like Cleveland, where properties can be purchased for under $700,000 while generating approximately $1,000 per unit in monthly rent. He discusses the reality of DSCR loans for non-resident investors, which allow qualification based on property income rather than personal income verification. The episode emphasizes the importance of patience in real estate investing, highlighting that building a successful portfolio takes years of strategic decisions rather than overnight success. Mike also shares insights on creative financing options more readily available in the US market, including seller financing and private lending opportunities that are less accessible in Canada.For aspiring investors, this episode provides valuable perspective on scaling from single-family properties to multifamily investments, understanding the differences between Canadian and US real estate markets, and leveraging strategies like house hacking to enter the investment property market with minimal capital. Mike's experience underscores the advantages of landlord-friendly jurisdictions in states like Ohio and Michigan, where eviction processes can be completed in weeks rather than the 18-month timelines sometimes experienced in certain Canadian provinces.Key TakeawaysHouse Hacking as Entry Strategy: Purchase multi-unit properties with as little as 5% down by owner-occupying one unit and renting others to offset mortgage payments, making real estate investing accessible to first-time buyers with limited capital.US Market Cash Flow Advantages: Cleveland and Detroit offer rental properties with cash-on-cash returns of 12-20% and rent-to-value ratios exceeding 2%, significantly higher than most Canadian markets where achieving the 1% rule is increasingly difficult.DSCR Loans for International Investors: Non-resident investors can qualify for US investment property financing based on rental income rather than personal income verification, eliminating the need for US tax returns, pay stubs, or employment documentation.Multifamily Investment Focus: Properties ranging from 8-24 units in Cleveland can be acquired for $600,000-$800,000 while generating $8,000-$24,000 in monthly rental income, creating economies of scale and more stable cash flow than single-family investments.Landlord-Friendly Jurisdictions Matter: Ohio and Michigan offer balanced landlord-tenant regulations with eviction processes measured in weeks rather than months, protecting investor interests and reducing holding costs during non-payment situations.Long-Term Wealth Building Mindset: Successful real estate investing requires patience and years of strategic decisions rather than quick profits, with investors building portfolios incrementally through strategies like live-in flips and principal residence exemptions.Links to Show ReferencesMike Nicolica - Cactus Capital: Email - support@cactuscapital.ca; Website - cactuscapital.ca; Book a consultation call directly through the website to discuss joint venture opportunities and US multifamily investmentsLendCity Mortgages: Website - lendcity.ca; Contact Scott Dillingham for Canadian mortgage pre-approvals and investment property financing consultationThomas Lorini Boots on the Ground: Referenced as Mike's introduction to Cleveland market analysis and property tours for investors

In this episode of The Wisdom, Lifestyle, Money Show, host Scott Dillingham dives into the transformative CMHC refinance program for adding secondary suites across Canada, empowering homeowners to tap into up to 90% of their property's completed value. Designed to combat the housing shortage, this investor-focused initiative allows refinancing on primary residences to fund Accessory Dwelling Units (ADUs), garden suites, or basement apartments—without needing cash out for other purposes. Scott breaks down how this aligns with provincial policies like Ontario's three-unit rule, enabling seamless additions for multifamily investing and cash flow generation. Whether you're exploring laneway homes or underpinning basements, discover how these "missing middle" housing solutions can offset mortgages through rental income, making homeownership more affordable nationwide.Scott emphasizes practical steps for success, including building in cost cushions for overruns, sourcing competitive contractor quotes, and evaluating lot sizes for compliance. He highlights variations by region—such as Alberta's flexible multi-unit allowances—and cautions against overpaying for builds like tiny homes or modular units. With 30-year amortizations available and options for conventional financing at 80% LTV to skip premiums, this program opens doors for first-time investors. Even in slower markets, adding a self-contained unit can provide steady revenue streams, supporting long-term wealth building amid rising demand for secondary suites.Tuning into this episode equips you with actionable insights on navigating bylaws, variances for multi-story additions, and faster permitting under new legislation. Scott encourages booking a no-obligation strategy call to explore personalized options, underscoring how ADU financing via CMHC can turn your home into a revenue-generating asset. Ideal for those searching "how to finance a garden suite" or "secondary suite rental income ideas," this discussion blends expert advice with real-world strategies to enhance property value and address Canada's housing affordability challenges.Key TakeawaysCMHC Refinance for ADUs: Access up to 90% of your home's completed value on primary residences to fund secondary suites, with a $2 million loan cap—funds strictly for unit additions like garden suites or basement apartments.Premiums and Costs: Expect CMHC top-up premiums on the increased loan amount (higher than new premiums but lower overall); opt for bank financing at 80% LTV to avoid fees, while securing a 30-year amortization for better cash flow.Regional Flexibility: Ontario supports up to three units without rezoning; areas like Alberta allow more based on lot size—always check local bylaws for "missing middle" housing to maximize rental income potential.Smart Building Tips: Get multiple contractor quotes to avoid overpaying; consider cost-effective options like foundation underpinning over backyard builds, and include buffers for material hikes or surprises during demo.Investor Mindset: Focus on self-contained units for compliant, rentable spaces; apply for variances if needed for height or layout, and leverage faster approvals under bills like Ontario's Bill 60 for quicker multifamily conversions.Next Steps for Success: Book a strategy call to review equity, options, and resources—pair with low-interest loans for comprehensive ADU financing to generate passive income amid housing shortages.Links to Show ReferencesLendCity Mortgages (for Strategy Calls and Pre-Approvals): lendcity.caCMHC Secondary Suite Resources: cmhc-schl.gc.ca

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 from LendCity reveals a powerful yet underutilized financing program that allows business owners and real estate investors to purchase owner-occupied commercial properties—like offices, industrial, or manufacturing buildings—with up to 100% financing. Ideal for self-employed professionals transitioning from renting to owning, this program leverages your business's net operating income (NOI) to maximize leverage, often far beyond standard commercial loans. Scott shares real-world examples, including clients achieving 90-100% loan-to-value (LTV) ratios, freeing up capital for business growth while building equity in real estate.Scott breaks down how NOI is calculated from business financials, with key add-backs like current rent expenses (e.g., removing $100,000 annual rent as a liability when buying your own space). Lenders use a reverse calculation with debt coverage ratios (typically targeting 1.2 or higher) to determine the maximum loan amount your business cash flow can support. This approach debunks common misconceptions from inexperienced underwriters and highlights why working with expert brokers like LendCity is crucial—they pre-underwrite deals in-house to spot opportunities others miss and shop multiple lenders for optimal terms.As of late 2025, commercial lending remains cautious, with many institutions capping pure investment office buildings at 65-75% LTV due to vacancy concerns. However, owner-occupied programs from credit unions, banks, and specialized lenders (such as Meridian or BDC-aligned options) frequently allow 85-100% financing for strong NOI profiles, with competitive rates only 0.5-2% above residential and amortizations up to 25 years. Scott emphasizes the liquidity benefits: preserving cash for payroll, equipment, or expansion instead of large down payments. This episode is a must-listen for investors and business owners eyeing commercial real estate in a high-rate environment.Key Takeaways100% Financing Availability: Owner-occupied commercial purchases can qualify for up to 100% LTV based on business NOI, far exceeding typical 65-75% for investment properties in 2025.Net Operating Income (NOI) Boosts: Add back expenses like current rent to strengthen qualification—e.g., eliminating a $100,000 annual lease turns it into effective income.Debt Coverage Ratio Explained: Lenders target 1.2+ DCR; use reverse calculations to scale loan amounts until cash flow supports payments comfortably.Expert Broker Advantage: Avoid lazy underwriting pitfalls; LendCity pre-underwrites and challenges lenders for approvals others deny.Fees and Terms in Commercial: Expect standard lender/appraisal fees (varies by deal size/location); rates competitive, amortizations often 20-25 years.Liquidity for Growth: Higher leverage keeps capital in your business for operations, making ownership more viable than renting long-term.Links to Show ReferencesLendCity Mortgages (Commercial Team for Pre-Approvals): lendcity.ca

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham welcomes Saqib Dareshani, founder of RealSwipe, a platform revolutionizing real estate investing. Saqib shares his journey from computer engineering to real estate, starting in 2009 when he sold his stocks to invest in a fourplex multifamily property. He discusses renovating the building, increasing NOI by 50%, and growing its value from $375,000 to over $1 million today. Drawing on skills from teaching app development at Carleton University and contributing to over 500 apps downloaded millions of times, Saqib explains how he merged tech and real estate to create RealSwipe—Tinder for real estate—helping investors find, analyze, and close deals efficiently.Saqib details RealSwipe's features, including aggregating properties from MLS, WealthGenius, PadSplit, and upcoming foreclosures across Canada, the US, Mexico, and Dubai. The platform provides pro forma cap rates, projected expenses, and market rent data for quick napkin math, enabling investors to filter by buy box criteria like 8% cap rates in specific areas. It simplifies due diligence by pulling from reputable sources for accurate rents and enriches listings beyond basic MLS info. Realtors benefit too, generating PDFs with detailed data in minutes. As of November 2025, RealSwipe remains in beta, focusing on small to medium investors while planning expansions to institutional users and off-market deals.The conversation touches on gamifying real estate to boost participation amid housing shortages, integrating CRMs with AI bots and voice agents, and building a community for masterminds and deal-sharing. Saqib emphasizes diversifying geographically and using familiar metrics like cap rates globally. Listeners get an exclusive code for a free trial, highlighting RealSwipe's investor-built approach. This episode offers insights for aspiring investors seeking tech-driven tools to streamline property hunting and analysis in a competitive market.Key TakeawaysEngineering to Real Estate Transition: Saqib shifted from high-tech to investing in 2009, starting with a fourplex that he renovated to boost NOI by 50% and value from $375,000 to $1 million, focusing on multifamily for risk diversification.App Development Expertise: Taught at Carleton University shortly after graduating, contributed to 500 apps with millions of downloads for clients like CRA and DND, now applying tech to real estate via RealSwipe.RealSwipe Platform Overview: Tinder-style app aggregates properties from MLS and other sources, provides pro forma cap rates and market data for quick analysis, helping investors match buy box criteria like cap rates and locations.Geographic Coverage and Diversification: Covers Canada widely, US pre-foreclosures, Mexico, and Dubai; standardizes metrics like cap rates for global comparison to unlock equity and reduce risk.Features for Efficiency: Includes CRM integration with AI bots, voice agents, and community masterminds; gamifies investing to increase participation and address housing shortages through more supply.Investor Tools and Beta Access: Pulls accurate rent data from reputable sources; use code OCTEXPAND for free trial, then $9/month in beta (extendable), scaling to $99/month post-beta for full features.Links to Show ReferencesRealSwipe Platform: realswipe.ai (Use code OCTEXPAND for free trial)LendCity Mortgages (for Pre-Approvals and Financing): lendcity.caContact Saqib Thibault: Message via RealSwipe platform or website for feedback and inquiries

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham chats with Shawn Quigg, a real estate investing-focused lawyer and partner at Cardinal Law in Ontario. Shawn shares his unexpected entry into real estate investing while transitioning from a career in immigration enforcement to law school in 2014-2015. Starting with a $133,000 five-bedroom house in Windsor, he rented rooms to fellow students, achieving positive cash flow and even "beer money" to ease through school. Inspired by finance classes revealing cash's vulnerability to inflation, he expanded to a second property for $236,000, converting it into a six-bedroom rental. This hands-on experience blossomed into a passion for investing, leading him to specialize in legal services for investors after stints on Bay Street and smaller firms.Shawn discusses merging his firm with Cardinal Law alongside partner Milena Cardinal, creating a powerhouse for real estate investors. As of late 2025, he highlights major challenges like expiring low-rate loans amid declining property values, fueling a rise in power of sale proceedings—especially on large multifamily and development projects. Drawing from a recent tough case, Shawn recounts negotiating a power of sale on a building where delays ballooned debts, ultimately limiting his client's exposure from $1.8 million to just $12,000 through strategic settlements. He emphasizes proactive planning, signed joint venture agreements, and assembling the right team—including lenders and lawyers—to avoid pitfalls like unsigned contracts or incomplete value-add strategies.The conversation stresses the importance of early consultations for renewals, raising rents where possible (considering Ontario's controls), and starting projects with end-goal financing in mind. With Windsor's average home price around $570,000 in October 2025—down slightly from previous months amid broader Ontario market declines—this episode provides timely insights for investors navigating stagnation and potential recoveries. Shawn's virtual firm serves all of Ontario, focusing on innovative solutions for age-old problems, making it a go-to for corporate structuring, private lending, and estate planning.Key TakeawaysAccidental Start in Investing: Transitioned from federal immigration work to buying Windsor student rentals in 2014-2015 for $133,000 and $236,000, achieving cash flow by renting to peers and learning BRRRR strategies organically.Law Firm for Investors: Founded and merged into Cardinal Law with Milena Cardinal, offering specialized services like private mortgages and wholesaling, filling gaps left by standard residential lawyers.2025 Market Challenges: High-interest loan renewals and declining values (e.g., Windsor's average ~$570,000 in Oct 2025, down ~3%) are driving power of sale on multifamily projects; proactive lender talks and signed JV agreements are crucial.Power of Sale Success Story: Negotiated a complex case reducing client liability from $1.8M to $12K by delaying proceedings, securing sales, and full lender releases—highlighting the need for experienced legal leverage.Team and Planning Advice: Assemble experts early for takeout financing and value-adds like rent increases; avoid unsigned agreements and anticipatory breach by discussing renewals "without prejudice."Ontario-Focused Services: Virtual firm handles real estate across Ontario, with estate planning recommendations for local provincial experts; core value is delivering creative solutions over easy rejections.Links to Show ReferencesShawn Quigg's Contact: Phone - (226) 350-2877; Email - shawn@cardinallaw.ca; Website - cardinallaw.ca; Instagram/Facebook - Search for Shawn Quigg or Cardinal LawLendCity Mortgages (for Pre-Approvals): lendcity.caCardinal Law Office: Virtual firm based in Ontario; contact for consultations on real estate investing

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham discusses strategies for profiting in today's real estate market, with a focus on Canadian investors. He highlights challenges in Canada, such as difficulties in cash flowing residential properties in many areas, though opportunities persist in markets like Windsor, Sarnia, Sudbury, and Thunder Bay. Scott explains how external factors, including companies shifting operations due to U.S. tariffs, are impacting Canada's appeal for investment. For instance, as of October 15, 2025, Stellantis announced it would move production of one model to the U.S., redirecting 5,000 jobs that could have gone to Canadian plants, prompting Canada to initiate a dispute resolution process on November 3, 2025. Amid broader trade tensions, with ongoing U.S. tariffs leading to layoffs in sectors like steel and aluminum, Scott emphasizes the need for investors to explore diversified options in the U.S., Mexico, and within Canada.Scott shares how LendCity Mortgages is creating opportunities by partnering with developers to build multifamily properties, particularly in Alberta and Ontario. He contrasts the two provinces: Alberta offers faster tenant eviction processes, no rent control, and stronger rents, making it easier to achieve positive cash flow. In Ontario, rent increases are capped (e.g., 2.5% in 2025 despite rising mortgage costs from renewals at higher rates), limiting profitability for properties with long-term tenants. Through the CMHC's MLI Select program, investors can access up to 95% financing and 50-year amortizations by incorporating affordable housing components, energy efficiency, and accessibility—earning points for premium discounts. In Alberta, affordable rents often align with market rates, avoiding the revenue loss seen in Ontario markets like Toronto, where units might rent for $3,000+ but qualify as affordable at $1,800.Despite economic headwinds, Scott remains optimistic, noting solid appreciation and returns in select markets. He encourages joining LendCity's Weekly Investor Insight for vetted deals, including new construction projects from 8 to 94 units. As of November 2025, Canada's rental market shows moderation in rent growth amid cooling housing starts and economic uncertainty, but areas like Northern Ontario continue to offer strong cash flow potential due to lower property prices and decent rent-to-price ratios. This episode provides actionable advice for navigating shifting markets, blending lending expertise with real-world investor strategies.Key TakeawaysCanadian Market Challenges: Cash flow is tougher in many residential areas due to rent controls and rising mortgage costs from renewals (e.g., rates jumping from 1.5-2% to 4.5-5%), but markets like Windsor, Sarnia, Sudbury, and Thunder Bay still yield positive returns.Impact of Tariffs and Company Shifts: U.S. tariffs in 2025 have led to job losses and companies like Stellantis redirecting 5,000 positions south, reducing Canada's investment appeal; Canada responded with dispute resolution on November 3.Alberta vs. Ontario Advantages: Alberta lacks rent control, has quicker eviction processes, and aligns affordable rents with market rates under MLI Select, enabling better cash flow than Ontario's capped increases and higher affordable rent gaps.MLI Select Program Benefits: Secure up to 95% financing and 50-year amortizations by meeting affordability, accessibility, and climate criteria; affordable units need only 10 years at reduced rents, with Alberta minimizing losses compared to Ontario.Vetted Investment Opportunities: Join LendCity's Weekly Investor Insight for pre-underwritten deals, including developer-built multifamily projects in Alberta (8-94 units) and Ontario, focusing on strong properties from a lending perspective.Diversification Strategy: Explore U.S. and Mexico options amid Canadian exodus; prioritize liquidity, conservative underwriting, and long-term holds for appreciation in appreciating markets.Links to Show ReferencesLendCity Mortgages: lendcity.caWeekly Investor Insight SignupCMHC MLI Select Program: cmhc-schl.gc.ca/professionals/project-funding-and-mortgage-financing/mortgage-loan-insurance/multi-unit-insurance/mliselect

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham interviews Ming Lim, President of Volition Properties, a Toronto-based real estate team specializing in investor-focused strategies. Ming shares his origin story, starting at age 21 after watching Robert Kiyosaki on Oprah and reading Rich Dad Poor Dad. Fresh out of university and working at Research in Motion (BlackBerry's former name), he dove into real estate investing in Waterloo, Ontario, scaling up to 21 doors. However, the hands-on hassle of managing student rentals—painting rooms, fixing doors, and dealing with tenants—proved far from the passive income dream, leading him to seek a more sustainable model.Frustrated, Ming networked extensively through meetups and events like REIN (Real Estate Investment Network), where he met his business partner Matt. They consolidated their portfolio in Toronto, discovering better yields, lower risks, and a professional tenant base. Volition Properties embodies this philosophy: focusing on "blue-chip" investments in A++ neighborhoods with top-tier tenants, prioritizing risk mitigation over high returns. Ming emphasizes investing in what you know, using a TIME framework (Tenant, Investor, Market, Estate) to evaluate opportunities, and buying where ideal tenants already live—such as young professionals in areas like Little Italy or East York—rather than chasing cash flow alone.The discussion debunks myths about Toronto's market being unaffordable or non-cash-flowing, highlighting duplexes and triplexes that offset costs better than condos, especially with recent CMHC rule changes allowing lower down payments. As of November 2025, Toronto's real estate market shows signs of stability amid cooling trends: October sales dropped 9.5% year-over-year to 6,138, new listings rose 2.7% to 16,069, and average prices fell 7.2% to $1,054,372. Ming advises against condos due to rising fees and rent control, favoring sophisticated models like four-plex developments for long-term wealth. This episode provides actionable insights for investors navigating high-price markets, blending personal anecdotes with updated strategies for sustainable growth.Key TakeawaysRich Dad Poor Dad Inspiration: Ming's real estate journey began at 21 after Robert Kiyosaki's book shifted his mindset from a tech job at Research in Motion to investing, emphasizing assets over liabilities.From Waterloo to Toronto Shift: Scaled to 21 doors in student rentals but found it non-passive; pivoted to Toronto for better yields, sustainability, and professional tenants, reducing risks like evictions and repairs.TIME Framework for Risk Management: Evaluate investments via Tenant (profile quality), Investor (goals alignment), Market (fundamentals), and Estate (long-term planning) to prioritize stability over quick cash flow.Ideal Tenant Targeting: Focus on 25-35-year-old young professionals earning $65K+, car-free, in neighborhoods like Little Italy or East York; buy properties there to ensure reliable renters and avoid issues.Duplex and Triplex Strategies: Use CMHC changes for low-down-payment duplexes where rentals cover costs better than condos; turnkey triplexes can cash flow positively in Toronto despite high prices.Anti-Condo Stance: Avoid condos due to uncontrollable fees, rent control, and poor cash flow; prefer freehold multis for mental health perks like outdoor space post-COVID.Toronto Market Update 2025: October sales down 9.5% to 6,138, listings up 2.7% to 16,069, average price fell 7.2% to $1,054,372; stability amid inventory rise offers buyer opportunities.Investor Mindset and Services: Combine financial planning with real estate; Volition guides from duplexes to developments, helping even moderate-income buyers qualify via property-strength loans.Links to Show ReferencesVolition Properties: Website - volitionprop.com; Instagram/YouTube - @volitionproperties; Email - info@volitionprop.comLendCity Mortgages (for Pre-Approvals and Investor Financing): lendcity.caRich Dad Poor Dad by Robert Kiyosaki: Available on amazon.ca or major bookstoresREIN (Real Estate Investment Network): realestateinvestingincanada.com

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham chats with Carlos Rodrigues, a Canadian real estate investor who transitioned his portfolio from Ontario to the US Midwest, focusing on Cleveland, Ohio. Carlos shares his frustrations with Canadian financing limitations, including being denied a standard refinance despite strong income, leading him to explore US opportunities. He highlights discovering affordable properties in Cleveland, where he started with a $35,000 duplex that required $60,000 in renovations but appraised at $150,000 post-rehab. Emphasizing subsidized housing through the Section 8 program, where the government covers part of tenants' rent, Carlos explains how this strategy ensures stable cash flow in a market with about 50% renters in a metro area of roughly 2.1 million people.Carlos discusses the differences between investing in the Greater Toronto Area (GTA) and the US, noting that while GTA has seen strong appreciation over the past 20-25 years, US markets like Cleveland prioritize cash flow over rapid value growth. He warns of pitfalls like point-of-sale inspections in surrounding municipalities, which can require escrow for repairs, and issues like lead remediation in older homes. With properties often being purpose-built rentals like duplexes and triplexes, Carlos stresses the importance of hands-on management, even with property managers, and shares his experiences with contractor issues and neighborhood selection to avoid high-risk areas. As of November 2025, Cleveland's housing market shows median home prices around $135,000, up 6.1% year-over-year, with modest growth projected at under 1% by year-end amid steady demand.Now helping other Canadians through mentorship, joint ventures, and E-2 visa guidance, Carlos offers resources for setting up US entities and finding reliable professionals. He and Scott touch on LendCity's expansion into US financing with over 25,000 lenders and investor-focused team members. This episode provides practical insights for cross-border investing, blending personal anecdotes with current market data to empower listeners eyeing US real estate for long-term wealth building.Key TakeawaysFinancing Challenges in Canada: Struggles with refinancing and portfolio expansion pushed Carlos to the US, where options are more investor-friendly despite initial hurdles like setting up corporations.Cleveland Market Appeal: Affordable properties (e.g., $35K duplexes) in a renter-heavy city (50% renting in 2.1M metro) offer strong cash flow, especially with Section 8 subsidies covering portions of rent.Renovation and Value-Add Strategy: Invest in older homes needing updates to boost appraisals (e.g., from $95K all-in to $150K), but budget for lead remediation and point-of-sale inspections that may require escrow for repairs.Risk Management Tips: Avoid war-zone neighborhoods; use on-site oversight for renovations; negotiate using city inspections (e.g., $50K repair lists) to lower purchase prices.Helping Canadians Invest: Through cashflowcarlos.com, mentorship programs guide setup, contractor sourcing, and E-2 visas for active US business involvement, plus joint ventures on projects.US vs. GTA Investing: Focus on cash flow in US (easier undervalued deals via wholesalers) versus GTA's historical appreciation; expect modest 2025 growth in Cleveland with median prices at ~$135K.Cross-Border Financing: Partner with investor-savvy lenders like LendCity for US deals, leveraging boots-on-ground expertise in Ohio and Florida.Links to Show ReferencesCarlos Rodrigues' Website: cashflowcarlos.comCarlos' Office Phone: (419) 318-8424Carlos' Instagram: @cashflowcarlosLendCity Mortgages (for US and Canadian Financing): lendcity.ca

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham interviews David Garner, founder of Garnaco Group, a real estate investment firm specializing in passive US property investments for international clients. David shares insights on helping Canadians and UK investors navigate US real estate financing, drawing from his 10+ years of experience in acquisitions, asset management, and private lending. The discussion focuses on Debt Service Coverage Ratio (DSCR) loans, a product tailored for rental properties where qualification is based on the property's income potential rather than the borrower's personal finances. They bust myths about credit requirements, loan terms, and processes, emphasizing the ease for non-US residents.Scott and David delve into practical strategies for foreigners, including loan-to-value ratios, remote signing options, and optimizing deals in markets like Kansas City and Cleveland. They highlight differences for purchases versus refinances, with tips on leveraging fix-and-flip loans for higher initial leverage before transitioning to long-term DSCR financing. As of November 2025, US mortgage rates for investment properties have stabilized, with average 30-year fixed rates around 6.1-6.35% APR per sources like Bankrate and NerdWallet, though DSCR rates for foreign nationals typically range from 5.75% to 7.5% depending on LTV, prepayment penalties, and property strength. They stress the importance of entity structures to mitigate liability and tax issues, while warning against common pitfalls like unseasoned funds or DIY renovations.The episode offers actionable advice for building a US portfolio remotely, blending David's on-the-ground expertise with Scott's financing knowledge. With rates lower than mid-2024 peaks, now is an opportune time for Canadians to invest, supported by stable markets and infrastructure growth. Listeners gain clarity on creating accurate pro formas, negotiating appraisals, and partnering with specialists to ensure smooth closings, making this a must-hear for aspiring cross-border investors.Key TakeawaysDSCR Loan Basics for Foreigners: Qualification focuses on property rental income covering debt (minimum DSCR 0.75-1.25); no US credit or income proof needed, ideal for Canadians with non-traditional earnings.Loan Terms and Restrictions: Purchases allow up to 75% LTV (25% down) for properties valued $150,000+; refinances cap at 65-70% LTV; rates as of November 2025 range 5.75-7.5%, with remote online notary (RON) options adding slight premiums.Myth Busting on Credit and Rates: Canadian credit scores rarely impact US loans; rates are property-specific, varying by state, flood risk, and prepayment penalties (e.g., 5-year step-down for lower rates).Refinance and Leverage Strategies: Use fix-and-flip loans (10-30% down, 100% rehab funding) for initial purchases, then transfer to DSCR at 75% LTV; avoid cost-basis appraisals by planning ahead.Entity and Liability Protection: Buy in US entities like LLCs or LPs to avoid personal exposure; for Canadians, LPs often prevent double taxation—consult pros to structure properly.Process and Best Practices: Get property-specific pre-approvals in 1 day; underwriting takes 3-4 weeks, focusing on appraisals, leases, and insurance; use FX companies to save on wires and partner with experienced brokers for optimal lender matching.Investment Mindset Updates 2025: Focus on cash-flowing properties in stable markets; rates have dropped from 2024 highs, boosting affordability—verify all details with current sources as conditions evolve.Links to Show ReferencesLendCity Mortgages (for US Financing and Pre-Approvals): lendcity.caGarnaco Group (US Real Estate Investments): Contact David Garner via LinkedInScott Dillingham's Contact: Phone - (519) 960-0370; Email - scott@lendcity.ca; Podcast - Wisdom Lifestyle Money Show on major platforms

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham welcomes Jennifer Champion and Christine Trainor from LendCity Mortgages to discuss the advantages of working with seasoned mortgage brokers for multifamily and commercial investments. Drawing from real-world examples, they highlight common pitfalls when investors go directly to banks, such as limited options, higher rates, and outright denials. Scott shares a case where a client with a 57-unit property leased to a single corporate tenant was initially offered $13 million by their bank but faced rejection upon deeper review. Through LendCity's broker network, the client secured approximately $16 million at rates about 1% lower, transforming a "no" into a viable deal with CMHC approval.The conversation emphasizes how brokers provide access to a broader range of lenders, many of whom don't deal directly with consumers, especially in commercial spaces. Christine explains that lenders' appetites vary for products like construction loans or smaller loan amounts, and brokers can shop around to match client needs. Jennifer adds that investor-focused brokers, like herself and Christine who are investors too, offer strategic guidance on portfolio growth using tools such as conventional financing, CMHC insurance, or MLI Select programs for higher loan-to-values and longer amortizations up to 40 years. They stress the importance of forward-thinking planning to avoid suboptimal conventional loans that banks might default to, even when better CMHC options are available.As of November 2025, CMHC has implemented updates to multi-unit mortgage loan insurance premiums effective July 14, 2025, standardizing approaches across products including MLI Select with adjusted premiums to reflect risk and affordability goals. Current Canadian mortgage rates for multifamily properties align with the episode's insights, with variable rates as low as 3.45% and fixed rates around 4.39%-4.44% for terms like 4-5 years, supporting stronger cash flow for investors. This episode provides essential tips for building real estate portfolios efficiently, underscoring the value of expert brokerage in navigating evolving market conditions.Key TakeawaysAccess to Exclusive Lenders: Many commercial lenders don't work directly with consumers; brokers like those at LendCity provide entry to these options, expanding choices beyond big banks.Better Rates and Terms: Clients can secure lower interest rates (e.g., 1% savings) and higher loan amounts, as seen in a $3 million increase for a 57-unit property with a single tenant.Strategic Portfolio Planning: Investor-focused brokers offer holistic advice on using CMHC, MLI Select, or conventional financing to optimize loan-to-value ratios up to 85% and amortizations up to 40 years.Avoiding Bank Limitations: Banks may default to conventional loans with shorter terms (e.g., 25 years) and lower LTVs (75%), missing out on CMHC benefits that enhance cash flow and leverage.Tailored Solutions for Complex Deals: Brokers handle varying lender appetites for products like construction loans or smaller amounts, turning potential denials into approvals.CMHC Updates 2025: Premiums for multi-unit insurance were standardized in July 2025; check current rates (variables ~3.45%, fixed ~4.4%) for multifamily to ensure optimal financing.Links to Show ReferencesLendCity Mortgages (for Strategy Calls and Pre-Approvals): lendcity.caCMHC Multi-Unit Mortgage Insurance Updates: cmhc-schl.gc.ca

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham sits down with Rhys Wyn Trenhaile, broker and team leader of The Vanguard Team at Manor Windsor Realty Ltd. in Windsor, Ontario. Rhys shares his unique path from being a national championship-winning track and field athlete at the University of Windsor to becoming a seasoned real estate investor and broker. Starting in university, he and his teammates dove into student rentals during long training runs, sparking a passion for landlording that led to owning multiple properties early on. After earning a law degree but opting out of practicing due to low starting salaries, Rhys transitioned into real estate, leveraging his investor mindset to build a successful career over 21 years.Rhys emphasizes the importance of working with agents who invest themselves, highlighting how his team practices what they preach—converting active income into passive wealth through properties. He discusses Windsor's evolving market, noting streamlined permitting processes via cloud systems and development coordinators, which have halved approval times from two years to one. With major projects like converting downtown buildings (including the 67-unit Canada Building) into residential spaces, Rhys points to government incentives for conversions and infill developments. As of November 2025, Windsor's real estate market remains stable with an average home price around $544,657, down slightly from previous months amid increased listings and modest sales declines, driven by infrastructure like the Gordie Howe International Bridge and ongoing population growth projections of 31% in Southwestern Ontario by 2051.The conversation covers practical investing strategies, from overcoming mental barriers for first-time buyers to using the BRRRR method (Buy, Renovate, Rent, Refinance, Repeat) for scaling portfolios. Rhys advises on additional dwelling units (ADUs) like mother-in-law suites for cash flow without traditional duplex limitations, and warns against most condos for investments, identifying only a few viable options out of hundreds. He stresses long-term relationships over quick sales, noting how his team's honesty and expertise have led clients to retirement wealth. This episode provides actionable insights for investors in Ontario's commercial and residential scenes, blending personal anecdotes with verified market trends for building sustainable wealth.Key TakeawaysEarly Investing Spark: While running track at university, Rhys and teammates bought student rentals, leading to national championships in 1998 and early wealth-building through real estate.Career Pivot to Real Estate: After law school, Rhys chose real estate over low-paying legal jobs, using transferable skills and personal investments to guide clients effectively.Mindset for New Investors: The first property is toughest due to fear; focus on calculated risks, and by the third, steals become recognizable with experience and team support.BRRRR Strategy: Buy undervalued homes, renovate for ADUs like basement suites, rent for cash flow over $1,000/month, refinance to pull out capital, and repeat for portfolio growth.Windsor Market Update 2025: Average prices stabilized at ~$544,657 in November 2025 with slight declines and more listings; growth fueled by infrastructure, population influx, and easier permitting.Government Incentives: Federal pre-approved sixplex designs bypass local bureaucracy; provincial fourplexes as-of-right in many areas; CMHC financing up to 95% for multi-units.Client-Centric Approach: Avoid junk properties for long-term success; team greed aligns with client wealth—more buys mean more commissions for their own investments.Condo Caution: Out of 179 condos, only three are strong investments; prioritize well-managed buildings for professionals seeking steady, low-maintenance returns.Links to Show ReferencesRhys Wyn Trenhaile's Contact: Phone - (519) 250-8800; Email - rhys@manorrealty.ca; Website - thevanguardteam.com; Instagram - @rhystrenhaileLendCity Mortgages (for Pre-Approvals and Investment Financing): lendcity.caManor Windsor Realty Ltd. Office: 3276 Walker Road, Windsor, Ontario for consultationsYouTube Channel for More Insights: Search "The Vanguard Team Windsor"

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham welcomes Jennifer Champion and Christine Traynor from LendCity's commercial mortgage team to explore value-add strategies for multi-family apartment buildings. They emphasize shifting focus from pure cashflow to forcing appreciation through rent increases to market levels and expense reductions, which are more controllable than in single-family investments. Drawing from their own active investing experiences, the guests explain how renovations and stabilization can dramatically boost property values, leading to tax-efficient wealth building without relying on market comparables.Using a practical example, they illustrate purchasing a $1.5 million building, investing $200,000 in upgrades, and refinancing at $2.1 million for a $1.57 million loan at 75% loan-to-value, effectively recovering initial capital for infinite returns. The discussion covers essential financing tools like bridge loans for interest-only payments during renovations and takeout financing for long-term holds, including CMHC Standard and MLI Select options for higher leverage. They highlight the importance of calculating double closing costs and fees when planning profits.The episode also addresses market selection, noting landlord-friendly regions like Alberta where value-add thrives due to flexible rent adjustments, while rent-controlled areas pose challenges. As of November 2025, Alberta's multifamily sector remains strong, with Calgary and Edmonton seeing low vacancies, population growth, and demand for upgraded units, making it ideal for these strategies. U.S. markets offer similar opportunities. This insightful conversation provides actionable tips for investors aiming to scale portfolios sustainably.Key TakeawaysForcing Appreciation Over Cashflow: Prioritize raising rents to market and cutting expenses in multi-family for controllable value growth, avoiding taxes on cashflow while building equity.Value-Add Example: Buy at $1.5M, renovate for $200K, stabilize to $2.1M value, refinance at 75% LTV for $1.57M loan, recovering capital for infinite returns.Two-Loan Financing Strategy: Use bridge loans (interest-only) during stabilization, then switch to takeout financing like CMHC for long-term holds and higher loan-to-values.Market Considerations: Excel in landlord-friendly areas like Alberta; as of 2025, Calgary and Edmonton boast booming demand and value-add potential due to population influx and low vacancies.Predictable Outcomes: Unlike single-family, multi-family appreciation is driven by internal improvements, enabling accurate refinance projections and portfolio expansion.Expert Advice Integration: Work with seasoned professionals for market analysis, cost calculations, and financing to maximize transparency and long-term wealth.Links to Show ReferencesBook a Call with Jennifer Champion: calendly.com/jennifer-lendcity/30minBook a Call with Christine Traynor: calendly.com/connect-christinetraynor/mortgage-strategy-call-with-christine-traynorLendCity Mortgages: lendcity.caWisdom Lifestyle Money Show Podcast: podcast.lendcity.ca

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

In this episode of the Wisdom Lifestyle Money Show, host Scott Dillingham chats with Tom McCormick, a mechanical aerospace engineer turned real estate investor from Windsor, Ontario. Tom shares his entry into real estate during the 2020 COVID era, motivated by job uncertainty and inspired by his brother's duplex purchase near the University of Windsor. Starting with a challenging single-family home converted into an additional dwelling unit (ADU), Tom discusses the sweat equity, city code navigation, and lessons from gutting the property to the studs. He highlights how his engineering background aided in understanding building requirements, and credits his father as his first investor for providing capital to complete the basement unit and achieve cash flow.Transitioning to U.S. investments, Tom explains leveraging his work experience in the States since 2017, including building U.S. credit, SSN, and bank accounts. He contrasts Canadian and U.S. markets, noting lower taxes, cheaper per-door costs, and more landlord-friendly laws in the U.S. as key drivers. Detailing a Detroit flip project financed through LendCity, Tom describes acquiring a dilapidated North End property for $75,000 USD with a $100,000 renovation budget, facing hurdles like an "upside down loan" where renos exceed purchase price. Renovations include structural fixes, adding a bathroom for a 4-bed, 3-bath layout, electrical rewiring, and preserving classic Detroit wood features. With an after-repair value (ARV) projected at $260,000–$270,000 USD, potentially higher in spring 2026, Tom emphasizes conservative planning and partnership models.Tom debunks Detroit's outdated stigma, praising its vibrant downtown and safety improvements, making it an ideal backyard opportunity for Windsor investors. He outlines future projects, from quick flips to larger 8-12 unit multifamily rehabs aiming for the 1% rule on returns. Stressing action over perfection and "failing forward," this episode provides actionable insights for Canadians eyeing U.S. real estate, blending personal anecdotes with practical strategies for cross-border success amid ongoing market stability in Detroit as of November 2025.Key TakeawaysEngineering Roots to Real Estate: Tom's aerospace engineering degree from University of Windsor and automotive career provided skills for navigating building codes and renovations, starting with a 2020 single-family ADU conversion involving full gutting and sweat equity.First Deal Lessons: Bought a challenging property, ran out of funds mid-project, and secured father as investor; emphasized failing forward and self-education on city requirements for future confidence in flips.Cross-Border Shift Motivations: Since working in the U.S. from 2017, Tom built credit and accounts; prefers U.S. for lower taxes, cheaper properties (about two-thirds Canadian prices per door), and easier tenant management.Detroit Flip Details: Acquired $75K North End property (C-class area gentrifying); $100K renos include structural joist sistering (~$15K), new bathroom, open-concept kitchen, full electrical rewiring, and wood preservation for classic appeal.Financing Challenges and Wins: Overcame "upside down loan" issues with LendCity's help; projected ARV $260K–$270K USD, targeting Easter 2026 completion and spring sale for healthy profits.Partnership Model: Uses 50/50 splits for flips and multifamily; seeks partners for quick 6-month returns on flips or longer 1+ year stabilizations on 8-12 plexes hitting 1% rule; stresses skin in the game for fairness.Detroit Market Outlook 2025: Highlights improved safety, vibrant downtown, and value over Windsor equivalents; advises focusing on numbers and market fundamentals for cross-border deals.Links to Show ReferencesTom McCormick's Contact: Facebook/YouTube - Search for Tom McCormick; Linktree - linktr.ee/tommccormickrealestate (verified active as of November 2025)LendCity Mortgages (for U.S. Financing and Pre-Approvals): lendcity.caUniversity of Windsor (Tom's Alma Mater): uwindsor.caDetroit Real Estate Resources: For market updates, check detroitmi.gov or local MLS listings