Frequently Asked Questions

Qualification depends on factors like credit score, income, existing debt, and the property itself. We work with a wide range of lenders to find solutions for various situations, including self-employed borrowers and those with non-traditional income sources.

Down payment requirements vary by property type and location. Residential investment properties typically require 20-25% down, while commercial properties may require 25-35%. We have programs that can work with lower down payments in certain situations.

Yes! We specialize in cross-border investment property financing across all three countries. Our team understands the unique requirements and regulations in each market and can guide you through the process.

The Canadian mortgage stress test requires borrowers to qualify at a higher interest rate than they actually pay. This limits borrowing power but ensures stability. We help you navigate this by finding lenders with more flexible qualifying criteria if needed.

Yes, many programs allow for a down payment to be 'gifted' from an immediate family member. This is very common for first-time investors or primary residence buyers. We'll provide the necessary gift letter templates for your lender.

Rates vary based on property type, loan amount, down payment, and borrower qualifications. Investment property rates are typically 0.25-0.75% higher than primary residence rates. Contact us for current rate quotes tailored to your situation.

We offer flexible terms including fixed and variable rates, amortization periods from 15-30 years, and various loan structures. For commercial properties, we also offer interest-only periods and balloon payments where appropriate.

Yes, we offer Debt Service Coverage Ratio (DSCR) loans that qualify based on the property's rental income rather than personal income. This is ideal for investors with multiple properties or self-employed borrowers.

A fixed rate stays the same for your entire term, providing payment stability. A variable rate fluctuates with the prime rate; if rates drop, more of your payment goes to principal, but if they rise, your interest cost increases.

The 'term' is the length of your current contract (typically 1-5 years). The 'amortization' is the total time it would take to pay off the loan (typically 25-30 years). You renew your term several times throughout the amortization.

We finance residential (1-4 units), multi-family (5+ units), office buildings, retail plazas, development projects, fix-and-flip properties, and PadSplit/co-living properties across North America.

Yes! We offer renovation financing and fix-and-flip loans that include funds for both purchase and improvements. Loan amounts can be based on the after-repair value (ARV) of the property.

Absolutely. We provide construction financing, land acquisition loans, and development funding. Our team works with developers on projects ranging from single-family builds to larger multi-unit developments.

Yes, mixed-use buildings (e.g., retail on bottom, apartments on top) are a core part of our commercial lending business. We evaluate both the residential and commercial income streams to maximize your loan amount.

Yes, we have specialized programs for high-density rentals, student housing, and co-living models like PadSplit. These properties often generate higher yields but require specialized underwriting which we provide.

Timeline varies by loan type. Residential investment properties typically close in 30-45 days, commercial properties in 45-60 days, and construction/development loans in 60-90 days. We also offer expedited options for time-sensitive deals.

Basic requirements include identification, proof of income, tax returns, bank statements, and property details. Self-employed borrowers may need business financials. Commercial loans require additional property documentation like rent rolls and operating statements.

Simply book a free strategy call with our team. We'll discuss your investment goals, review your situation, and outline the best financing options available to you. There's no obligation and no cost for the consultation.

A pre-qualification is a rough estimate based on self-reported data. A pre-approval involves a deep dive into your credit, income, and assets, resulting in a firm commitment from a lender with a locked-in rate.

A DSCR (Debt Service Coverage Ratio) loan is an investment property mortgage that qualifies you based on the property's rental income rather than your personal income. If the property's rental income covers the mortgage payment — typically at a ratio of 1.0 or higher — you can qualify regardless of your W-2, tax returns, or employment status.

DSCR is calculated by dividing the property's gross rental income by the total mortgage payment (principal, interest, taxes, insurance, and HOA if applicable). For example, if a property rents for $2,000/month and the total mortgage payment is $1,600/month, the DSCR is 1.25. Most lenders require a minimum DSCR of 1.0 to 1.25.

Any real estate investor purchasing or refinancing a non-owner-occupied investment property. DSCR loans are especially popular with self-employed investors, high-net-worth individuals, investors with complex tax returns, and anyone who has maxed out conventional financing limits. You'll typically need a minimum 620-680 credit score and 20-25% down payment.

DSCR loan rates are typically 0.5-1.5% higher than conventional investment property rates, reflecting the reduced documentation requirements. Exact rates depend on your credit score, down payment, DSCR ratio, and property type. Investors with higher DSCR ratios and larger down payments receive the most competitive rates.

Most DSCR loans require 20-25% down for purchase transactions. Properties with higher DSCR ratios (1.25+) may qualify for 20% down, while lower ratios or riskier property types may require 25-30%. Cash-out refinances typically allow up to 75-80% loan-to-value.

Yes. Many DSCR lenders accept short-term rental income from Airbnb, VRBO, and other platforms. For new acquisitions, lenders may use AirDNA projections or comparable rental data. For refinances, they can use your actual booking history and platform income statements.

Yes, DSCR loans can close directly in your LLC, S-Corp, trust, or other business entity. This is one of the major advantages over conventional loans, which typically require personal name ownership. Closing in an entity provides liability protection and cleaner portfolio management.

No. Unlike conventional loans, which cap at 10 financed properties per borrower, DSCR loans have no portfolio limits. You can finance as many investment properties as you qualify for, making DSCR the preferred tool for investors scaling beyond 10 properties.

We finance single-family homes, condos, townhouses, duplexes, triplexes, fourplexes, and properties up to 4 units for primary residence, secondary/vacation, or investment use across Canada, the U.S., and Mexico.

As little as 5% down (with mortgage insurance) for owner-occupied Canadian homes. Investment properties typically require 20-35% down depending on the property type and your situation.

Yes, we work with alternative lenders who evaluate your full financial picture — not just your credit score. While rates may be higher, we can often find solutions when traditional banks say no.

High-ratio mortgages have less than 20% down and require mortgage insurance (CMHC, Sagen, or Canada Guaranty). Conventional mortgages have 20%+ down and don't require insurance, often resulting in slightly better rates.

Consider refinancing when rates drop significantly, you need to access equity, want to consolidate debt, or your financial situation has improved and you qualify for better terms. We can analyze whether refinancing makes sense for you.

A commercial mortgage is a loan secured by commercial property — any real estate used primarily for business or investment income rather than as a personal residence. This includes apartment buildings (5+ units), office buildings, retail spaces, industrial properties, and mixed-use developments. Commercial mortgages are evaluated based on the property's income potential rather than the borrower's personal income.

Down payment requirements vary by program: CMHC-insured multi-family properties require as little as 5% down, conventional commercial mortgages typically require 20-35% down, and higher-risk properties (vacant, development) may require 35-50%.

DSCR (Debt Service Coverage Ratio) measures whether your property generates enough income to cover its debt payments. A 1.25x DSCR means the property earns 25% more than needed to pay the mortgage. Most commercial lenders require 1.20-1.30x minimum.

CMHC MLI Select is a mortgage insurance program for multi-family rental properties (5+ units) that offers premium reductions when your building meets affordability, accessibility, or energy efficiency criteria. It can lower your insurance premium, reduce your interest rate, and increase your maximum amortization to 50 years.

Standard commercial mortgages offer 15-25 year amortization. CMHC-insured mortgages can go up to 40 years (or 50 years with MLI Select). Longer amortization means lower monthly payments and better cash flow, though you'll pay more interest over the life of the loan.

Down payment requirements range from 5-35% depending on unit count, occupancy, rental income, and your experience level. CMHC-insured properties can go as low as 5% down, while conventional financing typically requires 20-35%.

Lenders focus on rental income and lease structures, occupancy rates, operating expenses, Net Operating Income (NOI), Debt Service Coverage Ratio (typically 1.20-1.30x minimum), property condition, market comparables, and owner experience.

Yes, portfolio or blanket mortgages allow you to consolidate multiple properties under one loan. This can simplify management, potentially improve terms, and make it easier to scale your portfolio.

Yes, we provide financing for multi-family properties across Canada, the USA, and Mexico. We understand the unique challenges of international investment including currency considerations, local regulations, and cross-border tax implications.

Yes! Many U.S. lenders offer foreign national loan programs specifically for Canadians. You don't need U.S. citizenship, a green card, or even a U.S. credit history to qualify.

Typically 25-30% for investment properties and vacation homes. Some programs may accept 20% down with stronger qualifications. Down payment must be sourced from verifiable funds.

No. Foreign national programs don't require U.S. credit. Some lenders may use your Canadian credit report, while others use no-credit-score programs that qualify on other factors.

Many Canadians purchase through a U.S. LLC for liability protection and potential tax benefits. DSCR loans allow LLC ownership. Consult with a cross-border tax specialist for your specific situation.

U.S. rental income is taxable in the U.S., and you may have Canadian reporting requirements. FIRPTA withholding applies when you sell. We recommend working with a cross-border accountant.

MLI Select is CMHC's enhanced mortgage loan insurance program that provides better financing terms — including up to 95% LTV, 50-year amortization, and a 30% premium discount — in exchange for commitments to affordability, energy efficiency, or accessibility. You need at least 50 points across these categories to qualify.

Points are earned across three categories: Affordability (renting units below median income thresholds), Energy Efficiency (meeting or exceeding energy performance standards), and Accessibility (providing barrier-free or universally designed units). The more units you commit, the more points you earn. A minimum of 50 points is required, with the best terms available at 100+ points.

MLI Standard is CMHC's traditional multi-unit mortgage loan insurance program. It provides insurance for residential properties with 5 or more units, allowing lenders to offer up to 85% LTV and 40-year amortizations at competitive interest rates. No special social commitments are required.

Yes. Both MLI Standard and MLI Select are available for refinances, not just purchases. This can be a powerful tool for pulling equity out of stabilized multi-family properties to reinvest in additional acquisitions.

We typically close in 7-10 business days once we have the appraisal and title. For repeat borrowers with a proven track record, we can often move even faster, sometimes in as little as 5 days.

ARV stands for After-Repair Value. It is the estimated market value of the property after all renovations are completed. Lenders use the ARV to determine the maximum loan amount, often funding up to 75% of the ARV.

While experience is helpful, we have programs for first-time flippers. You may need a slightly higher down payment, but we'll help you structure the deal for success.

Renovation funds are held in escrow. As you complete parts of the project, you request a draw. After a quick inspection, funds are released to you to pay for the work done.

PadSplit is a co-living model where single-family homes are converted into multiple affordable rooms. We provide specialized financing that understands this higher-yield, per-room rental model.

Generally no. Traditional lenders struggle with the room-rental model. We work with specialized commercial and DSCR lenders who embrace the high-cash-flow nature of PadSplit.

For PadSplit conversions, plan for 25-30% down. Experienced operators with stabilized portfolios may qualify for better terms.

Lenders look at the 'WALT' (Weighted Average Lease Term), the creditworthiness of the tenants, and the building's class (A, B, or C). Stable, multi-tenant buildings typically receive the best terms.

Industrial mortgages are used for warehouses, manufacturing plants, and distribution centers. Lenders like industrial assets due to their low maintenance costs and long-term single tenants.

Lenders prefer retail plazas with 'anchor' tenants like groceries or pharmacies that drive essential traffic, compared to purely discretionary retail like boutiques.

A local broker like LendCity understands the Windsor-Essex market dynamics, from the battery factory impact on house prices to the best neighborhoods for student rentals near the University of Windsor.

Compared to the GTA, Windsor remains one of Ontario's most affordable markets. We specialize in helping out-of-town investors build portfolios in Windsor's high-yield rental market.

Most banks and brokers focus on family homes, but real estate investors have unique needs—like maximizing leverage, scaling portfolios, and navigating complex corporate structures. By specializing, we provide the specific expertise required to help you grow your wealth through property.

Absolutely. We believe in practicing what we preach. Most of our agents are active real estate investors themselves, which gives them a first-hand understanding of the challenges and opportunities you face.

A bank only offers its own products. LendCity is a brokerage with access to 50+ lenders across North America. We shop your application to find the best rate, terms, and structure for your specific investment strategy.

We provide financing solutions across Canada, the United States, and Mexico. We specialize in cross-border structures that help investors expand their portfolios internationally.

Yes, all of our online calculators—including DSCR, CMHC MLI, and Property Cash Flow—are 100% free and require no sign-up to use.

You can join our private Facebook group for real-time networking, or subscribe to our Weekly Investor Insight newsletter for the latest market updates and financing strategies.

Yes, we regularly host webinars, local meetups, and provide guest expert sessions within our community to help investors stay ahead of market trends.

Our free strategy calls are 30 minutes. This gives us enough time to understand your investment goals, review your current situation, and provide actionable recommendations for your next steps.

Yes, 100% free with no obligation. We believe in providing value upfront. The call helps us understand if we're a good fit for your investment financing needs.

You'll be speaking with one of our experienced mortgage strategists who specializes in real estate investment and understands the specific market you're targeting.

It helps to have a general idea of your investment goals, any properties you're considering, and your current financial situation. Don't worry if you don't have everything — we'll guide you through the conversation.

You'll receive a tailored roadmap or a clear next-steps plan. Whether you're ready to submit an application or just need to fix some credit first, we provide the path forward.