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MLI Select (Multi-Unit Mortgage Loan Insurance Select) is a CMHC program designed to increase the supply of affordable, energy-efficient rental housing in Canada. It offers significantly better financing terms than conventional mortgages for qualifying multi-family builds.

Key benefits include: 5% minimum down payment, amortization periods of up to 50 years, and preferential insurance premiums. The program uses a points-based system — properties earn points for affordability, accessibility, and energy efficiency outcomes.

Conventional investment properties require 20–25% down because they are uninsured. MLI Select provides CMHC mortgage insurance on qualifying multi-family builds, which allows lenders to offer up to 95% loan-to-value financing.

The insurance premium is added to the mortgage — you do not pay it out of pocket. In exchange for the insurance, CMHC requires the property to meet specific Social Outcomes points related to affordability, energy efficiency, and accessibility. Our builds are structured to achieve maximum points qualification.

MLI Select uses a tiered points system across three outcome categories:

• Affordability — units rented below median market rent
• Accessibility — units meeting accessibility design standards
• Energy Efficiency — building performance above code minimums

Higher points unlock better financing terms. 40+ points qualifies for 50-year amortization and maximum LTV. Our Edmonton builds are designed from the ground up to achieve 40+ points through energy-efficient construction and affordable rent structuring.

Amortization period directly determines your monthly mortgage payment. A longer amortization = lower monthly payment = more cash flow retained.

On a $1.5M mortgage at approximately 4% interest:

30-year conventional amortization: ~$7,200/month payment
50-year amortization (MLI Select): ~$5,800/month payment

That's a $1,400/month difference in cash flow on a single asset. Across 5–6 assets, this compounds into significant passive income that a conventional structure simply cannot achieve.

MLI Select is open to Canadian borrowers — investors, developers, and property managers — acquiring multi-unit residential properties with 5 or more units. Key investor requirements:

• 5% deposit on hand at time of purchase
• Additional 5% in liquid form as a contingency reserve
• Net worth of at least 25% of the total project cost
• Canadian assets only count toward the net worth calculation

CMHC qualifies the loan primarily on the building's projected Debt Service Coverage Ratio (DSCR of 1.10) — meaning the property's rental income must cover at least 110% of its debt obligations. Personal income and credit score are secondary factors.

No. "Affordability" in this context simply means that a portion of units are rented at or below the local median benchmark rent set by CMHC — not government housing or subsidized tenants.

You maintain full control over tenant screening. You select tenants based on applications, income verification, and references — the same as any rental property. Typically only ~25% of units need to meet the affordability benchmark to qualify for program benefits.

The remaining units rent at full market rates. You can also charge separately for parking, storage, and other services — these are not subject to the rent benchmark.

Yes. The math still works for two reasons:

1. Only a portion is benchmarked. Typically ~25% of units meet the affordability criteria. The rest rent at full market rates.

2. You can charge for extras. Parking, storage lockers, and other amenities are not subject to the rent cap — providing additional revenue streams on every unit.

The 50-year amortization and up to 95% LTV (subject to CMHC approval) dramatically reduce monthly debt obligations, making projected positive cash flow achievable even when a portion of rents are at benchmark rates.

MLI Select is a national program — the same rules apply in every province. The constraint is the DSCR math: CMHC raises the required deposit until the property's rental income clears a 1.10x DSCR. In Ontario and BC, property prices are 2–3x higher than Edmonton while rents are nearly the same — so CMHC pushes the required deposit up, often 2x to 4x the Edmonton equivalent. Edmonton is where rents still support 5% down.

Ontario deals also typically involve properties that are 25+ years old and require significant repairs just to pass CMHC's housing criteria — adding cost, time, and risk before you even close.

In Edmonton, the rent-to-purchase-price ratio supports a DSCR that qualifies for up to 95% financing. Additionally:

1. No HST, no Land Transfer Tax, no Ontario-style Development Charges. In the GTA, these can add $45,000–$130,000+ to an acquisition. Alberta municipalities use off-site levies that are generally much lower and typically absorbed into builder pricing.

2. Brand new construction: Every property is built to CMHC specifications — separate utility meters per unit, covered under the Alberta New Home Warranty Program. No repairs, no aging infrastructure.

3. Capital efficiency: For the total cost of one Ontario down payment (approx. $345,000–$400,000 all-in), you could theoretically secure four multi-family buildings in Alberta — translating to 40+ doors.

Edmonton's rental market is supported by several structural drivers:

• among Canada's fastest-growing major cities by population (2023–2024)
• Significant interprovincial migration from Ontario and BC due to affordability
• Strong post-secondary student population (University of Alberta, NAIT, MacEwan)
• Energy sector employment providing stable, high-income tenant base
• Vacancy rates near 4% in target corridors

We use "Edmonton Growth Corridor" to describe our target acquisition zones without disclosing exact addresses publicly — protecting seller privacy and preventing unsolicited contact with builders.

These corridors are selected based on: proximity to transit, employment nodes, schools, and amenities, as well as zoning approvals for infill multi-family development. Exact addresses, site plans, and neighbourhood analysis are shared exclusively during discovery calls.

Under MLI Select, lenders use rental income from the property as the primary debt servicing qualification — not just your personal income. This is called debt coverage ratio (DCR) underwriting.

This means an investor earning $80,000/year in Toronto can acquire a $1.6M Edmonton 6-plex using the property's own projected rent income as the primary qualifier, with 5% down. Your personal income is a secondary factor.

Yes. Many of our investors fund their 5% deposit through a HELOC (Home Equity Line of Credit) on their primary residence. This is a common and lender-approved approach for MLI Select acquisitions.

The deposit must be verified as available funds. Your mortgage broker will walk you through the optimal source of funds for your specific situation on your discovery call.

Standard CMHC-insured mortgages in Canada are full recourse — meaning in a default scenario, the lender may pursue personal assets beyond the property itself. Recourse terms vary by lender, structure, and your specific mortgage agreement.

Some investors negotiate limited recourse structures with specific lenders, but this is not a standard feature of CMHC MLI Select and is not guaranteed. Consult your lawyer before signing to fully understand your personal liability under your specific mortgage agreement.

Yes. Mortgage broker fees are covered — you do not pay broker commission out of pocket. We connect you to our trusted network of CMHC MLI Select-experienced mortgage brokers who are compensated by the lender on funded deals.

This is one of the structural advantages of working through Multi Family Deals. You access the same institutional-grade financing professionals as large developers, without any additional cost on your side.

Yes. Once the building is operational and has appreciated in value, you may be able to refinance or access equity through Pari Passu financing — a second mortgage structure that allows you to pull out capital while keeping the first mortgage in place.

This is how many investors fund their next acquisition — using the equity from Property 1 as the deposit for Property 2. Specific terms depend on your lender and market conditions at the time of refinancing. Discuss with your mortgage broker.

You don't. That is the entire structure of this investment.

A licensed Edmonton property management company handles 100% of operations: tenant screening, lease agreements, rent collection, maintenance coordination, and regulatory compliance. We also have team members on the ground in Edmonton available for site tours and video walkthroughs if requested.

As the owner, you receive: a monthly income statement, occupancy report, and maintenance log. Rent is collected by the property management company first, reconciled, and net cash flow is transferred to your account each month. Day-to-day tenant operations are handled by the property management team — your role is to review your monthly statement.

Property management fees are factored into the pro-forma analysis we provide on your discovery call. The cash flow figures shown on our inventory page are net of management fees — what you actually receive.

Full fee structure, management agreement terms, and net yield calculations are covered in detail during your 30-minute discovery call.

We provide direct referrals to a vetted professional network so you can close and operate without assembling your own team from scratch:

• Property Management — licensed Edmonton property managers experienced with purpose-built multi-family portfolios
• Mortgage Brokers — CMHC MLI Select specialists with direct lender relationships (broker fees covered)
• Lenders — institutional lenders pre-approved to fund MLI Select builds at our scale
• Real Estate Lawyers — Alberta-licensed lawyers experienced in new-build multi-family closings
• Insurance Brokers — commercial property insurance brokers who understand rental portfolio requirements

You do not need to source any of these independently. Every referral in our network has been vetted through actual transactions — not just recommended in theory.

Our property management team handles all tenant issues — including non-payment — through the proper legal process in accordance with the Residential Tenancies Act (Alberta).

Alberta has some of Canada's most landlord-friendly tenancy legislation, with shorter notice periods and faster resolution timelines than Ontario or BC. Multi-unit buildings also provide natural risk diversification — a non-paying tenant in one unit does not eliminate income from the other 5–9 units.

For new builds (our primary inventory), the typical timeline is:

• Discovery call to conditional offer: 1–2 weeks
• Financing approval (MLI Select): 4–8 weeks
• Construction completion: Varies by project stage (some are turnkey-ready)
• Tenant placement (target): Within 30–60 days of possession (varies by project)

Some inventory assets may be in advanced construction stages with tenancy already underway. Cash flow timing at closing will depend on the specific project and occupancy levels at the time of handover. See the full 9-step buying process →

Most purchase agreements for these properties include a condition that returns your deposit if CMHC financing is not approved. However, deposit protection terms vary by builder and specific Agreement of Purchase and Sale.

Do not assume your deposit is automatically protected. Review your APS with your lawyer before signing to confirm the exact conditions under which your deposit is returnable.

No. The entire acquisition process can be completed remotely. Offer documents, financing applications, and title transfer are handled electronically or via notarized remote signing.

Many of our out-of-province investors have never visited Edmonton and own multiple assets in the market. We provide virtual property tours and detailed photo/video documentation before any commitment is made.

Entry capital scales with asset size. All figures are 5% of the purchase price range — the minimum deposit required under CMHC MLI Select.

Asset	Price Range	5% Deposit
6-Plex	$1.6M – $1.8M	$80,000 – $90,000
7-Plex	$2.0M – $2.1M	$100,000 – $105,000
8-Plex	$2.25M – $2.45M	$110,000 – $125,000
9-Plex	$2.5M – $2.6M	$130,000 – $140,000
10-Plex	$2.75M – $2.9M	$140,000 – $155,000

Total liquid required for a 6-plex entry (deposit + closing costs) is typically $90,000–$105,000. Add $8,000–$15,000 for legal, title insurance, and adjustments at any asset size. Confirmed during your discovery call.

There is no hidden catch, but there are real requirements. CMHC MLI Select's 5% down is available because the program insures the lender against default — and in exchange, CMHC sets strict eligibility criteria: the property must be purpose-built new construction, must earn 50+ Social Outcomes points, must achieve a minimum 1.10x DSCR, and the investor must have a net worth equal to at least 25% of the total project cost.

The CMHC insurance premium (currently 6.15% of the loan amount for 95% LTV) is added to the mortgage and amortized over 50 years — so it does not come out of pocket at closing. The financing terms are genuinely what they appear to be. The constraints are on eligibility, not on the numbers themselves.

Three numbers matter:

• Liquid capital: 5% deposit + closing costs. For a $1.8M 6-plex: ~$90,000 deposit + ~$12,000–$18,000 closing = $102,000–$108,000 total liquid required
• Net worth: At least 25% of total project cost. On a $1.8M property: minimum $450,000 in provable net worth (includes home equity, RRSPs, investments, other real estate)
• Reserves: CMHC typically looks for additional liquidity beyond the deposit — your mortgage broker will confirm the exact reserve requirement for your application

The net worth threshold is the most common reason investors do not yet qualify. If your home equity alone clears $450,000, you are likely in range. We confirm this on your discovery call before any steps are taken.

Yes — the entire process is remote. Offer documents, financing applications, CMHC submissions, and title transfer are all handled electronically or via notarized remote signing. Many of our Ontario investors have completed full acquisitions without ever visiting Edmonton.

Once tenants are placed, a licensed Edmonton property management company handles all day-to-day operations — tenant screening, rent collection, maintenance, and compliance. You receive a monthly statement and net cash transfer. You are not contacted about operational matters.

MLI Select is a national program — it is available anywhere in Canada. The problem is the DSCR math. CMHC requires the property's rental income to cover its debt service at a minimum ratio of 1.10x. In Ontario and BC, construction costs and purchase prices are high enough that projected rental income cannot hit that threshold at 95% LTV financing.

In Edmonton, purpose-built 6–10 plex properties consistently achieve DSCR ratios of 1.15x–1.30x under current rent and cost conditions. That gap — Edmonton qualifying where Ontario cannot — is why capital is moving west. The program works; the market determines where.

MLI Select applies to both new construction and existing properties — but the maximum financing terms (5% down, 50-year amortization) are effectively only achievable on purpose-built new construction. Existing buildings rarely earn the 100+ Social Outcomes points needed for maximum benefits, and many cannot meet the DSCR threshold at 95% LTV.

All inventory we work with is purpose-built new construction designed around the MLI Select program from the ground up — engineered to hit 100+ points and qualify for the full financing package.