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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 current rates:

25-year amortization: ~$8,900/month payment
50-year amortization: ~$6,200/month payment

That's a $2,700/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 ~10% 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 small portion is benchmarked. Typically ~10% 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.

Three structural advantages make Edmonton the optimal market for this strategy:

1. Entry price: New multi-family builds in Edmonton are significantly less expensive per door than Ontario or BC, allowing the same capital to acquire more units.

2. Zero tax friction: No HST, no Land Transfer Tax, no Development Charges. In the GTA, these can add $200,000–$400,000 to a multi-family acquisition cost. In Edmonton, that cost is zero.

3. Rent-to-price ratio: Edmonton has one of the strongest rent-to-price ratios in Canada, making projected positive cash flow significantly more achievable than in Ontario or BC markets.

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

• Canada's fastest-growing major city 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 consistently below 5% 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 strategy 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 strategy call.

In a standard mortgage, if you default, the lender can pursue your personal assets. Under limited recourse financing — which CMHC MLI Select structures typically use — the lender's ability to pursue your personal assets is restricted. The building itself is the primary security.

This is a meaningful risk-mitigation feature for investors taking on large multi-unit projects. It provides a layer of personal financial protection that conventional residential mortgages do not. Consult your lawyer to understand the exact recourse terms in your specific agreement.

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. You are never contacted about day-to-day operations.

Property management fees are factored into the pro-forma analysis we provide on your strategy 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 strategy call.

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:

• Strategy 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.

Your purchase agreement is conditional on CMHC approval and project viability. If CMHC does not approve the project, your deposit is returned to you in full.

This conditional protection is a standard provision in the Agreement of Purchase and Sale. Review the specific terms with your lawyer before signing. Full terms and conditions will be outlined in the APS for each individual property.

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.

The minimum entry point for our smallest inventory asset (6-plex) is approximately $80,000 as a 5% deposit on a ~$1.6M property, plus closing costs (typically $8,000–$15,000 for legal, title insurance, and adjustments). An 8-plex at ~$2.4M requires approximately $120,000 as the 5% deposit.

Total liquid capital required for a first acquisition is typically $88,000–$100,000 for a 6-plex entry. This is verified during the strategy call where we match your available capital to the right asset.