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Investment Property Mortgage Lender — Canada, USA & Mexico

North America's Investment Property Lender — built for active investors, developers, builders, and the realtors who serve them. Specializing in residential and commercial mortgage financing across Canada, USA, and Mexico.

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4.8/5 · 116 Google reviews Hundreds of investment deals funded across North America
Mortgage Architects Top 1% mortgage agent (Canada) Award-winning investor financing team
1

Strategy Call

Discuss your homeownership or investment goals

2

Custom Solution

We find the right mortgage for your situation

3

Fast Approval

Get pre-approved in 24-48 hours

CMHC multifamily

Canada's CMHC MLI Select & MLI Standard Specialists

Finance apartment buildings with up to 95% LTV and 50-year amortization — see how Marcus acquired a 24-unit Edmonton building with 5% down.

95%
MLI Select max LTV
50 yr
Max amortization (100+ pts)
24 units
Edmonton case study
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From the field — Scott Dillingham

MLI Select in Alberta Closing lessons from Edmonton & Calgary Bridge-to-CMHC playbook 90-day conversion timeline July 2025 premium changes Restructuring 50-year amort deals

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What Is LendCity Mortgages?

LendCity Mortgages is a cross-border investment property mortgage brokerage serving Canada, the United States, and Mexico. Founded by Scott Dillingham, LendCity arranges DSCR loans, CMHC MLI Select financing, BRRRR and portfolio scaling financing for real estate investors — not primary-residence homebuyers.

  • Investor-only focus: rental, multi-family, commercial, and development financing
  • Cross-border expertise for Canadians buying US/Mexico rental properties
  • 50+ lender network including DSCR, CMHC, and private programs
  • Licensed team of active real estate investors and mortgage professionals
For Experienced Investors

Built for Real Estate Investors

From your first rental to a portfolio of 50+ doors, our lending solutions scale with your ambitions.

Residential

Financing for residential investment properties from one to four units. Whether you're buying your first rental or scaling your portfolio, we have solutions tailored for residential investors in Canada, USA, and Mexico.

Learn more about Residential

Why LendCity?

  • Primary Residence Financing
  • Investment Property Mortgages
  • Vacation Home Financing
  • Self-Employed Programs
  • First-Time Buyer Support

Free download

Investor pre-approval readiness checklist

Documents and portfolio summary template to bring to your strategy call — lower friction than applying cold.

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Ready to Start Your Investment Journey?

Our team of experts is here to help you find the best financing solutions for your goals.

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Recent wins

Real deals, real numbers

Published case studies from investors we've financed — MLI Select, cross-border DSCR, and portfolio scaling.

Edmonton, Alberta

95% LTV

Ontario Investor Scales into Alberta Multifamily

An experienced Ontario investor used CMHC MLI Select affordability points to acquire a 24-unit Edmonton apartment building with just 5% down — preserving capital to buy a second building the same year.

Read story
Cleveland, Ohio

20 Properties

Canadian Engineer Turned US Portfolio Investor

A Canadian aerospace engineer started with a $22,000 house in Cleveland. Three years later she had paid back her full investment from a single property — and kept building from there.

Read story
Toronto, Ontario

$2.6M Equity Created

Office-to-Residential Conversion in Toronto

A husband-wife development team used bridge financing to convert a vacant Toronto office building into 40 residential units, then refinanced into CMHC permanent debt — extracting $1.15M cash at stabilization.

Read story
View all case studies
Geographic Coverage

Where We Lend

We help Canadian investors secure financing across North America.

Canada

Residential and commercial mortgage financing across all Canadian provinces. From single-family homes to multi-unit properties.

Financing for Canada
Financing Canada

USA

Investment property financing throughout the United States. Access competitive rates for your American real estate portfolio.

Financing for USA
Financing USA

Mexico

Expand your investment horizons with financing options for Mexican properties. Residential and commercial opportunities.

Financing for Mexico
Financing Mexico
4.8/5 on Google

Trusted by hundreds of real estate investors across Canada

"Scott and LendCity structured CMHC MLI Select on our Edmonton acquisition — 95% LTV with affordability points. We preserved capital and bought a second building the same year."

"They understood portfolio scaling when the banks wouldn't. We went from one duplex to ten properties in 30 months using the right lender sequence — not guesswork."

"Cross-border DSCR was confusing until LendCity walked us through it. As a Canadian buying in Cleveland, we had clear numbers and a lender match before we flew down."

Trusted by Investors

What Our Clients Say

4.8/5 (116 Google reviews) — LendCity Mortgages

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FAQ

Frequently Asked Questions

Answers to common questions about investment property mortgages, DSCR loans, and financing options.

Getting Started

Qualification depends on credit score (typically 650+ for investment), verifiable income or rental cash flow, existing debt ratios, and the property. Self-employed borrowers often qualify via bank-statement or stated-income programs. A free strategy call surfaces lender options in 24–48 hours.
As of Q2 2026: 1–4 unit rentals typically require 20% down in Canada; CMHC house-hacking may allow 5–10% on owner-occupied duplexes. Commercial 5+ units: 15–25% with CMHC MLI Select (up to 95% LTV with points), or 25–35% conventional. US DSCR rentals often require 20–25% down.
Yes — LendCity arranges cross-border investment mortgages in all three countries. Canada: 50+ lenders. USA: DSCR and portfolio programs in all 50 states. Mexico: USD loans with fideicomiso support in Cabo, Puerto Vallarta, and major markets.

Rates and Terms

As of Q2 2026, investment property rates are typically 0.25%–0.75% above comparable primary-residence rates. Example ranges: Canadian rental 5.49%–6.49% (A-lender, 20% down), CMHC MLI Select multifamily 4.25%–5.25%, US DSCR 6.5%–8.5%. Rates move with bond yields — contact us for a quote tied to your deal.
Residential: 1–5 year fixed or variable, 25–30 year amortization. Commercial multifamily: up to 40-year amortization (MLI Standard) or 50 years with 100+ MLI Select points. Fix-and-flip: 6–18 month bridge, interest-only. US DSCR: 30-year fixed and 5/7-year ARM options.
Yes — DSCR loans qualify on property rental income, not personal income. US programs often require 1.0–1.25x DSCR; Canadian commercial multifamily typically 1.10–1.20x for CMHC. Ideal for self-employed investors and portfolio scaling beyond bank limits.

Property Types

Residential (1–4 units), multifamily (5+ units), office, retail, industrial, mixed-use, development/ground-up, fix-and-flip, BRRRR, PadSplit/co-living, and short-term rentals — across Canada, the USA, and Mexico.
Yes — purchase-plus-improvements, fix-and-flip bridge loans (7–14 day close), and ARV-based lending up to 70–75% of after-repair value. BRRRR refinance typically available 6–12 months after stabilization, depending on lender.
Yes — CMHC ACLP construction (up to 100% LTC for purpose-built rental), land acquisition, progress-draw construction, and MLI Select permanent takeout on 5+ unit projects. Timelines: 60–90 days for development files vs 30–45 for stabilized acquisitions.

Process and Timing

Typical closes as of Q2 2026: residential investment 30–45 days, commercial stabilized 45–60 days, CMHC MLI 60–90 days, US DSCR 21–30 days, fix-and-flip bridge 7–14 days. Expedited options available for rate-lock deadlines.
Residential: ID, income proof (or rental worksheet), tax returns, bank statements, property details. Commercial: rent roll, T12 operating statement, environmental (Phase I), appraisal. Self-employed: 12–24 months business bank statements. We send a tailored checklist after your strategy call.
Book a free strategy call at lendcity.ca/book-strategy-call/ or call 1-226-212-7200. We review your goals, property type, and timeline — then match you to the best lender program. No cost, no obligation.

Still have questions? Talk to an expert.

Contact Us

Why Real Estate Investors Choose LendCity

The specialized mortgage brokerage built for real estate investors scaling portfolios across North America.

LendCity Mortgages is a specialized mortgage brokerage serving real estate investors across Canada, the United States, and Mexico. Unlike traditional brokers who focus on family homes, our entire business is built around the unique needs of investors — from first-property buyers to seasoned portfolio owners with dozens of doors.

Our team brings decades of combined experience in investment financing, and most of our mortgage agents are active real estate investors themselves. That means when you work with us, you are not explaining your strategy to someone who has never done it — you are partnering with specialists who understand rental income, DSCR qualification, BRRRR, corporate structures, and the cash-flow math that actually matters when you are scaling a portfolio.

We offer the full spectrum of mortgage products for investors: conventional 1-4 unit financing, DSCR loans in both Canada and the United States, CMHC MLI Select for multi-family development, commercial mortgages for 5+ unit buildings, private mortgages for quick closings, cross-border financing for Canadians buying in Florida, Arizona, Michigan, and beyond, and specialized programs for development partnerships and private lending.

Cross-border expertise is a core strength. Every week we help Canadian investors finance U.S. rental properties without showing U.S. income, using DSCR loans and foreign national programs that are not available through retail banks. We also work with American investors looking to deploy capital into Canadian real estate, and we handle the currency, tax, and entity-structure complexity that cross-border deals require.

If you are tired of explaining BRRRR to a bank branch, being declined because you have four mortgages already, or waiting three weeks for a pre-approval — LendCity is built for you. Book a free strategy call with our team and get a real conversation about your next deal, your portfolio goals, and the financing path to get there.

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