Investment Property Mortgages in Canada
Build your real estate portfolio with mortgages designed for Canadian landlords. We understand rental income qualification, portfolio lending, and how to structure financing for maximum cash flow. Access 50+ lenders who specialize in investor financing. Whether you are purchasing your first rental property with 20% down or scaling a portfolio of duplexes and fourplexes across multiple provinces, our team has the lender relationships and underwriting expertise to get your deals funded quickly and at competitive rates.
Strategy Call
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Close Your Deal
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Financing Built for Canadian Investors
Most banks treat investment property applications as an afterthought. We specialize in them. Our team has financed over $2 billion in investment properties and knows exactly which lenders give the best terms for rental income qualification.
Rental Income Qualification
Use 50-80% of your rental income to qualify for your next purchase. We work with lenders who give maximum credit for your property's cash flow, and some B-lender programs even allow up to 100% rental income offset. A signed lease or market rent appraisal strengthens your application significantly.
Portfolio Scaling
No limits on the number of properties you can finance through our lender network. While most Big Six banks cap residential investors at 4-5 financed properties, we transition you to portfolio lenders and commercial programs that welcome large-scale investors. We have financed clients with 20, 50, and even 100+ doors.
Competitive Investor Rates
Access investor-specific rate products that mainstream banks don't advertise. Our lender network includes monoline lenders, credit unions with local market expertise, and alternative lenders who specialize in rental property financing with flexible underwriting criteria.
Cash Flow Analysis
Before you buy, we run detailed projections covering mortgage payments, property taxes, insurance, maintenance reserves (typically 5-10% of rent), and vacancy assumptions (usually 3-5%). You will see the net cash flow, cap rate, and cash-on-cash return before making an offer on any property.
Multi-Unit Expertise
From duplexes to large multi-unit buildings, we understand the nuances of multi-unit financing including stacking rental income across all units. Multi-unit properties often generate stronger cash flow and higher rental income offsets, making them easier to qualify for with the right lender. We have deep experience in markets across Ontario, BC, Alberta, and Atlantic Canada.
BRRRR Strategy Support
Buy, Rehab, Rent, Refinance, Repeat — we structure your financing to support every stage of the BRRRR strategy. This includes purchase financing with renovation allowances, post-renovation appraisals to maximize your refinance value, and equity takeout to fund your next acquisition. Many of our clients have scaled entire portfolios using this approach.
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Investment Property Mortgage Requirements
Qualifying for an investment property mortgage in Canada involves stricter criteria than a primary residence purchase. Here is what lenders look for and how we position your application for approval.
Requirements
- Minimum 20% down payment for single-unit rental properties, with 25-35% often required for multi-unit or portfolio purchases
- Minimum credit score of 600 for A-lender approval — B-lenders may accept lower scores with compensating factors like strong rental income
- Proof of stable personal income through employment or self-employment documentation to support debt service ratios
- Rental income consideration of 50-80% from existing or projected leases, depending on the lender and program
- Gross Debt Service (GDS) ratio at or below 39% and Total Debt Service (TDS) ratio at or below 44%, including all existing property obligations
- Satisfactory property appraisal confirming market value and rental income potential for the subject property
- Sufficient cash reserves to cover closing costs (typically 1.5-4% of purchase price) plus 2-3 months of carrying costs
How We Help
- We identify the lenders offering the highest rental income offsets (up to 100% with select B-lenders) to maximize your qualification
- Our team runs a complete cash flow analysis including mortgage, taxes, insurance, vacancy, and maintenance before you make an offer
- We structure HELOC-based down payment strategies that leverage your existing home equity for new acquisitions
- Portfolio lending solutions allow you to finance 5, 10, or 20+ properties without hitting conventional lender caps
- We coordinate post-renovation appraisals for BRRRR investors to ensure maximum refinance value and capital recovery
- Our lender network includes specialists in multi-unit financing for duplexes, triplexes, and fourplexes across every Canadian province
- We provide referrals to real estate accountants and lawyers who specialize in investment property tax strategy and structuring
Questions About Investment Property Mortgages
Everything you need to know about financing rental properties in Canada. Can't find your answer? Book a call with our team.
Qualification & Income
Canadian lenders typically allow 50-80% of rental income to offset your mortgage qualification. The exact percentage depends on the lender, whether the property is already tenanted, and whether you have a signed lease. Some B-lenders and commercial programs allow up to 100% of rental income consideration. We match you with the lender offering the highest rental offset for your specific situation.
Investment properties in Canada require a minimum 20% down payment. Unlike primary residences, you cannot use CMHC insurance for rental properties. Some lenders may require 25-35% down depending on the property type, location, and your overall portfolio size. Using a HELOC on your primary residence for the down payment is a common and effective strategy we help clients implement.
Portfolio & Scaling
Yes. While conventional lenders may limit you to 4-5 financed properties, we work with portfolio lenders and commercial programs that have no property limits. As your portfolio grows, we transition you to programs designed for scaling investors. Many of our clients hold 10, 20, or more financed properties across multiple provinces using the right combination of lenders.
Lenders use GDS (Gross Debt Service) and TDS (Total Debt Service) ratios. For rental properties, a portion of rental income (50-80%) is added to your qualifying income to offset the new mortgage payment. We run these calculations upfront so you know exactly what you can afford before making an offer, factoring in property taxes, heating costs, and condo fees if applicable.
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You purchase a property below market value, renovate to increase its appraised value, rent it out, then refinance based on the new higher value to recover your initial capital. Canadian lenders require a minimum 20% equity post-renovation and typically need the property to be tenanted for 30-90 days before refinancing. We structure each phase so your capital recycles efficiently into the next deal.
Strategy & Tax Benefits
Yes, using your primary residence HELOC for an investment property down payment is one of the most common strategies among Canadian real estate investors. The HELOC interest used for investment purposes may be tax-deductible, which improves your after-tax returns. Lenders will include the HELOC payment in your debt service calculations, so we factor this into your qualification upfront to ensure you can comfortably carry both obligations.
Canadian investment property owners can deduct mortgage interest, property taxes, insurance, maintenance, property management fees, and depreciation (Capital Cost Allowance) against rental income. These deductions can significantly reduce your taxable rental income. We always recommend working with an accountant who specializes in real estate, and we can provide referrals if needed. Our cash flow analysis accounts for these tax advantages.
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