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  1. W

    Time for me to sell...how to deal with tenant

    Thanks. So in Alberta where the rules are easier in this regard and buyers can probably deal with a tenanted property easier do you still think it's better to sell vacant like a four plex for instance with all four units vacated? And if it's better but the seller lists the multi-unit tenanted do...
  2. W

    Time for me to sell...how to deal with tenant

    I have a question for you. You say all leases are expired and now they are month to month. My question is since you have been planning on liquidating why didn't you get possession of your rentals upon expiry of each lease and keep them vacant until they are all vacant and then you could list for...
  3. W

    Actual and projected ROI

    Thank you everybody for the replies and information.
  4. W

    Actual and projected ROI

    I bought an online course last year by an investor who also owns lots of buildings in Edmonton and it was helpful in terms of information and I'm also thinking about the REIN binder as the more info and expert opinions the better. I have been considering taking the single family house or 4 plex...
  5. W

    Actual and projected ROI

    Hello. I've been looking at multifamily proformas in Edmonton lately and I noticed many are presented into two formats. One shows the current actual rents with low CAP rates and another shows projected rents and ROI with higher CAP rates say CAP was 4.4 and it becomes 6.5. Some of the...
  6. W

    Beginner multi purchase questions ...

    Less than 1% is the reality. Understood. but the question is will it be worth the investment in real estate then. My calculations show with a low cap rate the ROI will be low as well so why bother and buy real estate? Wouldn't a well researched and managed stock portfolio be way better and less...
  7. W

    Beginner multi purchase questions ...

    That's an important point Rickson. In your opinion how much should the minimal spread between lending rates and cap rates be like if the lending rate was 5% would 6%, 7% or 8% as a cap rate be enough or no? I did some calculations myself and found out that for the investment to be worthwhile a...
  8. W

    Does somebody know a lender who is prepared to include the rental income in the TDS ratio calculation?

    He doesn't need a book for this. It's not that complicated. All he needs is 30-45 minutes with a specialized portfolio mortgage broker. I don't know mortgage brokers in Quebec but they can be found with some research. Books are good though for general knowledge and it won't hurt to buy a book...
  9. W

    Is there active REIN members in Quebec?

    That's a good one!
  10. W

    Is there active REIN members in Quebec?

    You're right Martin. I often see properties advertised as cash flow positive but the question is how much positive is considered worth the return on investment at the end of the day. Like you said $500 is positive and $5 is positive as well but what is an acceptable return? In my opinion the...
  11. W

    Is there active REIN members in Quebec?

    Hi Xavier, No worries. I didn't look at any report. All you need is some basic understanding of mathematics, common sense and some basic rental housing knowledge like property taxes, insurance, average rents (you can find them on CMHC website), maintenance costs, vacancy( CMHC website)...
  12. W

    Is there active REIN members in Quebec?

    It also depends on where in the real estate cycle a city is. And it depends greatly on average rents. Generally speaking Montreal is a stable and less cyclical market which is very good. However the small and large multifamily sector has been in a bubble like the other major cities relative to...
  13. W

    about pre-construction condo project investment

    Regarding the price what do you mean include garage and tax? If you're going to pay an extra $ 20 for parking what is the garage then? What tax are you talking about ?
  14. W

    Alberta condos vs. multifamily: is the sum greater than the parts?

    I was just looking at some proformas here in Edmonton. The thing is in some of the proformas they say actual rent is for example 800 but there's another column as well that says projected rent is 850 or 900 or even more for example which is a very big increase. Really? Projected? My...
  15. W

    Alberta condos vs. multifamily: is the sum greater than the parts?

    The problem in multifamily is how the system is set up. The way it is currently st up is that you will eventually after a very very long wait of probably at least 10 years get most of your profit when you sell or sometimes if you refinance down the road from mortgage pay down and appreciation...
  16. W

    Housing Affordability Index

    No problem Villamaria. I normally use a rental property cash flow analyzer. It shows me the cash flow whether positive or negative and the return on investment ROI with mortgage pay down and ROI with appreciation but you have to play with the numbers i.e. you can use an average appreciation rate...
  17. W

    Housing Affordability Index

    Thank you Matt. That was 100% my point.
  18. W

    Housing Affordability Index

    Multifamily in Montreal is way overvalued relative to rents. If you do the math most apartment buildings are at best breaking even and many are in the negative cash flow zone. I was going to buy a building over there a few months ago but when I did the math I changed my mind and ran away. The...
  19. W

    Multifamily in Edmonton

    Thanks Thomas for highlighting the new reality as it can save one money and time. One question though if you don't mind. The 60-100% ROI you mentioned include all the 3 main components i.e. cash flow, mortgage pay down and appreciation or just the first two? Thank you.
  20. W

    BC Landlords view on rent caps

    IMO the problem is not in rent cap or rent control where it applies. It is mainly in the highly inflated bubbly sale prices which makes it very hard for new investors to enter the market with the expectation of reasonable return on investment. Those very high prices would be exciting for...
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