Every question, answered.

There's no hidden catch, but there are real requirements. MLI Select's 5% down exists because CMHC insures the lender against default — and in exchange sets strict criteria: purpose-built new construction, 50+ Social Outcomes points, a minimum 1.10 DSCR, and investor net worth of at least 25% of total project cost. The CMHC premium (currently ~6.15% of the loan at up to 95% LTV) is added to the mortgage and amortized over 50 years — not paid at closing. The terms are genuinely what they appear; the constraints are on eligibility, not the numbers.

MLI Select (Multi-Unit Mortgage Loan Insurance Select) is a CMHC program to increase the supply of affordable, energy-efficient rental housing. It offers far better terms than conventional mortgages for qualifying multi-family builds: as low as 5% down, amortization up to 50 years, and preferential premiums — via a points system rewarding affordability, accessibility, and energy efficiency.

Conventional investment properties require 20–25% down because they are uninsured. MLI Select provides CMHC mortgage insurance on qualifying builds, letting lenders offer up to 95% loan-to-value. The premium is added to the mortgage — not paid out of pocket. In exchange, CMHC requires the property to hit Social Outcomes points across affordability, energy efficiency, and accessibility. Our builds are structured to maximize points.

MLI Select uses a tiered points system across three categories: Affordability (units below median market rent), Accessibility (units meeting accessibility standards), and Energy Efficiency (performance above code). 50 points is the minimum to qualify; 100+ points unlocks maximum benefits including 50-year amortization and highest LTV. Our Edmonton builds are designed from the ground up to reach 100+ points.

Amortization directly sets your monthly payment — longer means lower payment and more retained cash flow. On a $1.5M mortgage at ~4%: 30-year conventional ≈ $7,150/mo; 50-year MLI Select ≈ $5,800/mo. That ~$1,350/mo difference on a single asset compounds across 5–6 assets into passive income a conventional structure simply can’t reach.

Open to Canadian borrowers acquiring 5+ unit residential properties. Key requirements: 5% deposit on hand, an additional ~10% of project price in liquid reserve, and net worth of at least 25% of total project cost (Canadian assets only). CMHC qualifies primarily on the building’s projected DSCR of 1.10 — rental income must cover at least 110% of debt. Personal income and credit are secondary.

No. "Affordability" means a portion of units rent at or below CMHC’s local median benchmark — not government or subsidized housing. You keep full control over tenant screening. Typically only ~25% of units need to meet the benchmark; the rest rent at full market rate, and parking/storage aren’t subject to it. Because only a portion of rents are benchmarked and the 50-year amortization sharply lowers debt service, projected positive cash flow remains achievable.

MLI Select is national — same rules everywhere. The constraint is DSCR math: CMHC raises the required deposit until rental income clears 1.10 DSCR. In Ontario and BC, prices are 2–3× Edmonton while rents are nearly the same, so CMHC pushes deposits up 2–4×. Edmonton is where rents still support 5% down. Ontario deals also often involve 25+ year-old properties needing repairs to pass CMHC criteria. Plus: no HST, no land transfer tax, no Ontario-style development charges (which can add $45K–$130K+ in the GTA); brand-new construction under the Alberta New Home Warranty; and capital efficiency — one Ontario down payment could secure ~four Alberta buildings (40+ doors).

Yes — supported by structural drivers: among Canada’s fastest-growing major cities (2023–2024); significant interprovincial migration from Ontario and BC on affordability; a strong student population (University of Alberta, NAIT, MacEwan); stable energy-sector employment; and vacancy near 4% in target corridors.

It describes our target acquisition zones without disclosing exact addresses publicly — protecting seller privacy and preventing unsolicited builder contact. Corridors are chosen for proximity to transit, employment nodes, schools, and amenities, plus zoning for infill multi-family. Exact addresses, site plans, and neighbourhood analysis are shared during discovery calls.

Under MLI Select, lenders use the property’s rental income as the primary debt-servicing qualifier — not just your personal income (debt-coverage-ratio underwriting). So an investor earning $80,000/yr in Toronto can acquire a ~$1.6M Edmonton 6-plex using the property’s projected rent as the primary qualifier, at 5% down. Personal income is secondary.

Yes. Many investors fund the 5% deposit through a HELOC on their primary residence — a common, lender-approved approach for MLI Select. The deposit must be verified as available funds; your mortgage broker walks you through the optimal source on your discovery call.

Standard CMHC-insured mortgages in Canada are full recourse — in default, the lender may pursue personal assets beyond the property. Recourse terms vary by lender, structure, and agreement. Some investors negotiate limited-recourse structures, but that isn’t standard or guaranteed. Consult your lawyer before signing to understand your personal liability.

Yes — you don’t pay broker commission out of pocket. We connect you to CMHC MLI Select-experienced brokers who are compensated by the lender on funded deals. You access institutional-grade financing professionals without added cost.

We're paid directly by the builders or their representatives — never by you. No separate fee, commission, or markup on your side. Because we bring builders qualified investor volume, we've earned relationships that pay off for you: pre-public allocation, bundled incentives, sharper pricing, and a licensed broker representing your interests start to finish — at no cost to you.

A builder's sales office represents the builder. We're a licensed brokerage — Alberta and Ontario — that represents you, at no separate cost. You also get inventory pre-screened for MLI Select and modeled for DSCR and cash flow, allocation before packages go public, and the full remote-closing team (brokers, lawyers, property management, insurance) already assembled. Going direct, you build all of that yourself.

Yes. Once operational and appreciated, you may be able to access a portion of that equity through refinancing or a HELOC. This is how many investors fund their next acquisition — Property 1’s equity becomes Property 2’s deposit. Terms depend on your lender and market conditions.

You don't — that's the entire structure. A licensed Edmonton property manager handles 100% of operations: screening, leases, rent collection, maintenance, and compliance. We also have team members on the ground for site tours and video walkthroughs. You receive a monthly income statement, occupancy report, and maintenance log; rent is collected, reconciled, and net cash flow transferred to your account each month. Your role is to review the statement.

Management fees are built into the pro-forma we provide on your discovery call. The cash-flow figures on the inventory page are net of management fees — what you actually receive. Full fee structure, agreement terms, and net-yield calculations are covered on the call.

You don't assemble a team. We refer a vetted network — property management, CMHC-experienced mortgage brokers, lenders, Alberta real estate lawyers, and insurance brokers — each proven through actual transactions. The full roster is on our Strategy page.

Our property management team handles all tenant issues, including non-payment, through the proper legal process under Alberta's Residential Tenancies Act — among Canada's most landlord-friendly, with shorter notice periods than Ontario or BC. Multi-unit buildings also diversify risk: one non-paying tenant doesn't eliminate income from the other 5–9 units.

For new builds (our primary inventory): discovery call to conditional offer, 1–2 weeks; MLI Select financing approval, 4–8 weeks; construction completion varies by project stage (some turnkey-ready); target tenant placement within 30–60 days of possession. Some assets are in advanced construction with tenancy already underway. Cash-flow timing at closing depends on the project and occupancy at handover.

Most purchase agreements include a condition returning your deposit if the project is declined due to project viability — but deposit-protection terms vary by builder and specific APS. Don’t assume automatic protection: review your APS with your lawyer before signing to confirm the exact conditions under which your deposit is returnable.

No. The entire acquisition can be completed remotely — offer documents, financing applications, and title transfer handled electronically or via notarized remote signing. Many out-of-province investors have never visited Edmonton and own multiple assets here. We provide virtual tours and detailed photo/video documentation before any commitment.

Entry capital scales with asset size, all at 5% of the purchase price (the MLI Select minimum): 6-Plex $1.6M–$1.8M → $80K–$90K; 7-Plex $2.0M–$2.1M → $100K–$105K; 8-Plex $2.25M–$2.45M → $110K–$125K; 9-Plex $2.5M–$2.6M → $130K–$140K; 10-Plex $2.75M–$2.9M → $140K–$155K. Budget an additional $8K–$15K for closing costs.