Apartment Complex Investing: Why 5-12 Unit Buildings Might Be Your Sweet Spot

Learn why 5-12 unit apartment buildings offer the best opportunities for Canadian investors. Discover multi-family economics, financing options, and management strategies.

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Apartment Complex Investing: Why 5-12 Unit Buildings Might Be Your Sweet Spot

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Here’s something most investors don’t realize: there’s a gap in the apartment market that savvy buyers can exploit.

Big institutional investors—pension funds, REITs, private equity—want massive complexes. They’re writing checks for $50 million, not $500,000. Individual investors typically chase single-family rentals because that’s what they know.

That leaves mid-sized apartment buildings—5 to 12 units—in a competitive sweet spot. These properties are big enough to offer real multi-family economics but small enough that institutions don’t bother with them. Less competition often means better deals.

Let me show you why this property type deserves a closer look.

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Why Size Matters in Apartment Investing

The apartment market segments based on property size, and each segment has different characteristics:

Property Size	Who’s Buying	Competition Level	Your Opportunity
50+ units	Institutional investors	Fierce	Very limited
20-49 units	Large private investors	High	Moderate
5-12 units	Individual investors	Moderate	Strong
1-4 units	Individual investors	High	Good but different economics

Large apartment complexes attract institutional capital because they’re worth the management infrastructure those buyers maintain. A pension fund doesn’t want to think about a 6-unit building—it’s not worth their time.

Single-family rentals attract individuals because the entry point is accessible and the learning curve is manageable. But scaling single-family is hard. You end up with scattered properties across multiple locations, each requiring separate management attention.

The 5-12 unit range gives you multi-family benefits without institutional competition. You’re playing in a space the big guys don’t care about.

The Economics of Mid-Sized Apartments

Why do multi-family properties pencil out better than single-family on a per-door basis?

Concentrated operations. All your units are in one location. One trip handles multiple inspections, multiple turnovers, multiple maintenance issues. Compare that to driving across town for each single-family property.

Shared systems. One roof covers multiple units. One boiler heats multiple apartments. The cost per unit of major systems drops as you add doors.

Reduced vacancy impact. If your single-family rental sits empty, you have zero income and 100% expense exposure. In a 10-unit building, one vacancy costs you 10% of income while other units continue paying.

Income-based valuation. Here’s the big one. Small residential properties (1-4 units) are valued based on comparable sales—what similar properties sold for. Commercial properties (5+ units) are valued based on income. Net operating income divided by cap rate equals value.

That income-based valuation means you can force appreciation in multifamily properties. Increase the NOI—through rent increases, expense reduction, or adding units—and you directly increase property value. You’re not waiting for the market to decide what your property is worth.

Multifamily financing has different rules than residential — book a free strategy call with LendCity and we’ll show you exactly what you qualify for under CMHC or conventional programs.

Finding 5-12 Unit Properties

These properties don’t usually show up on residential MLS searches. You need to look in different places.

Commercial brokers who specialize in multi-family know about these properties before they hit public listings. Build relationships with brokers in your target market.

Direct outreach to building owners can surface opportunities. Drive neighborhoods, identify target properties, and contact owners directly. Many mid-sized buildings are owned by aging investors who might sell to the right buyer.

Online commercial platforms like LoopNet, Crexi, and others list multi-family properties. Set up alerts for your target size range and markets.

Local investor networks often share deals among members. Join local real estate investment groups and let people know what you’re looking for.

Off-market hunting takes more effort but often produces better pricing. Properties that sell without being marketed face less competition.

Analyzing Apartment Deals

Apartment analysis differs from single-family because you’re thinking like a business owner, not a home buyer. Start by learning how to analyze a rental property the right way.

Gross potential income is what the property would generate if fully occupied at market rents. This is your starting point.

Vacancy and collection loss accounts for the reality that units sit empty sometimes and some tenants don’t pay. Budget 5-10% depending on market conditions.

Operating expenses in apartments typically run 35-50% of gross income. This includes property taxes, insurance, utilities (owner-paid), maintenance, repairs, management, and reserves for capital items.

Net Operating Income (NOI) is what remains after operating expenses. This is the number that determines value.

Cap rate represents the return the property generates independent of financing. If a property has $100,000 NOI and sells for $1,000,000, the cap rate is 10%. Research cap rates for similar properties in your market to evaluate whether asking prices are reasonable.

Debt service (your mortgage payment) comes out of NOI to determine cash flow.

Apartment buildings require a different lending approach — schedule a free strategy session with us to understand your options before making an offer.

Due Diligence for Apartments

Before you buy, you need to verify everything.

Financial verification: Get actual rent rolls, not pro forma projections. Review bank statements showing deposits. Examine expense documentation—utility bills, tax bills, insurance policies, maintenance invoices. Compare historical trends to current claims.

Physical inspection: Apartments require thorough inspection of building systems (HVAC, plumbing, electrical), structural elements (roof, foundation, building envelope), common areas, and individual unit conditions. Hire professionals who inspect commercial properties, not just home inspectors.

Tenant analysis: Review all leases. Understand when leases expire and at what rents. Assess payment history. Identify tenants paying below market (opportunity) or above market (retention risk).

Capital needs assessment: What major repairs or replacements are coming? Roofs, boilers, parking lots, appliances—these items need funding. Deferred maintenance becomes your problem after closing.

Financing Apartment Buildings

The financing world changes at 5 units. You’re now in commercial territory. Explore commercial mortgage solutions designed for multi-family properties.

Commercial loans have different characteristics than residential mortgages: shorter terms (5-10 years typically), balloon payments requiring refinancing, rates based on property performance not just borrower credit, and debt service coverage ratio requirements.

Down payment requirements typically run 20-35% for apartment buildings. Lenders want to see you have skin in the game and reserves beyond the down payment.

CMHC-insured financing may be available for qualifying properties, offering better rates and terms in exchange for meeting program requirements. Learn more about financing multifamily properties in Canada.

Relationship lending matters more in commercial. Build relationships with lenders before you need them. Local banks and credit unions often serve this market segment well.

Managing Mid-Sized Apartments

5-12 units is a manageable size for hands-on investors, but it requires real work.

Tenant relations become more complex with multiple households. You’re managing a small community, not just a single family.

Maintenance coordination requires systems—tracking requests, scheduling vendors, following up on completion.

Turnover management happens more frequently. With 10 units, you might have 2-3 turnovers annually even with reasonable retention.

Rent collection and accounting need formal processes. You’re running a business.

Professional management becomes viable at this scale. Management fees (typically 8-12% of collected rent) hurt less when spread across multiple units.

Whether you self-manage or hire out depends on your time, skills, and proximity to the property. Many investors start self-managing to learn, then transition to professional management as portfolios grow. For guidance on scaling, see how to build an 80 million real estate portfolio.

Building Your Apartment Team

Success requires professional support:

Commercial real estate agent who understands multi-family valuation and transaction processes. Different expertise than residential agents.

Commercial mortgage broker with access to lenders serving this property type. They know which lenders are competitive for different deal sizes.

Real estate attorney experienced in commercial transactions. The contracts are different.

Commercial property manager if you won’t self-manage. Interview multiple options and check references from other building owners.

Commercial appraiser who understands income-based valuation.

Common Mistakes to Avoid

Underestimating management burden. Managing 10 doors is not just twice as hard as 5. The complexity increases non-linearly.

Treating it like a big house. Apartments are businesses. They require business thinking about income, expenses, systems, and operations.

Overpaying based on potential. Buy based on current performance, not projections of what might happen after you “implement your plan.”

Insufficient reserves. Capital expenses in apartments can be substantial. A roof on a 10-unit building costs a lot more than a single-family roof.

Ignoring tenant quality. Inherited tenants might not be the tenants you’d choose. Factor turnover costs into your analysis.

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Frequently Asked Questions

What makes 5-12 units the "sweet spot" for investing?

Large enough for multi-family economics, small enough to escape institutional competition. This size offers efficiency gains without requiring institutional infrastructure.

How much capital do I need for apartment investing?

Varies by market, but expect $100,000-$500,000+ for down payment and reserves. Higher-cost markets require more capital.

Should I self-manage or hire property management?

Depends on your time, skills, proximity, and portfolio size. Many start self-managing and transition to professional management as they grow.

What cap rate should I target?

Cap rates vary by market, property class, and condition. Research local market rates. Higher cap rates may indicate more risk or more opportunity.

How do I find apartment properties this size?

Commercial brokers, direct owner outreach, online commercial platforms, investor networks, and off-market hunting all produce opportunities.

How does commercial financing differ from residential mortgages?

Commercial loans typically have shorter terms of 5-10 years with balloon payments, require higher down payments of 20-35%, and are underwritten based on the property's income and debt service coverage ratio rather than your personal income alone. Building lender relationships before you need financing is important.

What operating expense ratio should I expect for a small apartment building?

Operating expenses typically run 35-50% of gross income for apartment buildings. This includes property taxes, insurance, maintenance, utilities you cover, management fees, and capital reserves. Older buildings and those with owner-paid utilities tend toward the higher end. Always verify actual expenses rather than relying on industry averages.

The Bottom Line

Mid-sized apartment buildings—5 to 12 units—offer a compelling opportunity for individual investors willing to learn commercial real estate fundamentals. Less competition from institutional buyers, multi-family economics, and income-based valuation combine to create advantages that single-family investing can’t match.

The learning curve is steeper. The capital requirements are higher. The management demands are real. But for investors ready to level up from single-family, this property type represents a logical next step toward building meaningful portfolio scale.

Don’t compete where the institutions play. Find the spaces they ignore. Mid-sized apartments are one of those spaces.

Disclaimer: LendCity Mortgages is a licensed mortgage brokerage, and our team includes experienced real estate investors. While we are qualified to provide mortgage-related guidance, the broader financial, tax, and legal information in this article is provided for educational purposes only and does not constitute financial planning, tax, or legal advice. For matters outside mortgage financing, we recommend consulting a Chartered Professional Accountant (CPA), licensed financial planner, or qualified legal advisor.

Written by

LendCity

Published

January 30, 2026

Reading Time

7 min read