Explorez tous les épisodes du podcast Real Estate Investing Morning Show ( REI Investment in Canada )
| Titre | Date | Durée | |
|---|---|---|---|
| Edmonton Garden Suites Are One of Canada's Biggest Real Estate Opportunities | 18 Sep 2026 | 00:47:09 | |
Edmonton Garden Suites Are One of Canada's Biggest Real Estate Opportunities Today's episode is all about one of Wayne's favourite real estate investment opportunities right now: Multi-unit garden suites in Edmonton. Wayne and Gabby break down why Edmonton's current zoning creates an unusual opportunity to keep an existing house at the front of a property while developing multiple additional rental units in the backyard. For the projects Wayne is currently working on, the attraction comes down to three major things: Cash flow. Forced equity. The potential to refinance and redeploy capital. And unlike traditional infill development, the strategy does not necessarily require tearing down a perfectly good house. Why Wayne Started Looking at the BackyardWhen Edmonton changed its zoning rules to encourage more housing density, much of the development community focused on tearing down existing houses and building more units on the front portion of the property. Wayne looked at it differently. Instead of asking: How much more can we build if we tear the house down? He asked: What if we keep the house and develop the unused land behind it? That led to the multi-unit garden suite strategy. On the right Edmonton lot, Wayne says investors can potentially keep the existing house and add as many as four additional rental units in the backyard. Why Edmonton?According to Wayne, Edmonton currently provides a unique combination of:
That combination is what makes the opportunity especially interesting to him. Wayne says that if this same development opportunity existed in a market where he did not want to operate a rental business, he would be far less interested. The market still matters. The Housing Accelerator FundWayne explains that Edmonton's zoning changes followed broader efforts to increase housing supply and density. He discusses the federal Housing Accelerator Fund and Edmonton receiving significant funding in exchange for housing and zoning initiatives designed to allow more homes to be built. Those changes opened the door to development opportunities that previously did not exist. Why the Opportunity May Not Last ForeverOne of Wayne's biggest warnings: Do not assume today's zoning rules will exist forever. Rules change. Municipalities adjust development regulations. Neighbourhood opposition can increase. Height, setback and density rules can all be modified. Wayne points to Calgary as an example of a city where development rules have already started changing. His concern is that investors may discover the opportunity after the rules have already become more restrictive. The Lots Are Limited TooZoning is not the only constraint. The property itself needs to work. Gabby explains that multi-unit garden suites require enough usable backyard space. Wayne calls it needing a: "Big booty." A large backyard. That means investors are competing for a limited number of properties with:
Today, Wayne says much of the competition for those properties is still homeowners. But if more investors and developers begin targeting the same lots, demand could increase. Wayne's First Fourplex Garden Suite Is Almost FinishedWayne and Gabby also give an update on their High Park multi-unit garden suite project. The four suites are essentially complete internally. Remaining work includes exterior items such as:
Wayne is preparing to begin marketing the four one-bedroom suites. This is one of five projects Wayne says they currently have underway. The Cash FlowThis is where Wayne believes the strategy becomes especially compelling. On the type of fourplex garden suite projects he is developing, Wayne says there is potential for: $1,500+ per month in additional cash flow after financing and operating expenses. That is not gross rent. That is the projected remaining monthly cash flow from the additional units based on the project assumptions Wayne is discussing. How Does It Perform on the 5% Rule™?Wayne then applies his 5% Rule™ Cash Flow Test. His framework: 5–6% = minimum acceptable 7–9% = strong 10%+ = exceptional For the garden suite project discussed in today's episode, Wayne says the projected result is approximately: 13.8% or roughly: 14% on the Cash Flow Test. That is why Wayne considers these projects unusually attractive from a cash-flow perspective. Actual results will depend on construction cost, financing, rents, operating expenses, property price and the specific project. Cash Flow Is Only Part of the OpportunityWayne says the bigger opportunity may be what happens to the value of the property after construction. Suppose the total amount invested into the property and development is one number. But the completed property appraises for significantly more. The difference becomes created equity. On some of Wayne's current projects, he says he expects to create: More than $250,000 in equity upon completion. That creates another potential strategy. The BRRRR Strategy — But With DevelopmentTraditional BRRRR: Buy Wayne proposes changing the renovation step. Instead: Buy Rather than renovating a kitchen or adding a basement suite, the investor develops multiple new rental units in the backyard. If the completed property appraises high enough, refinancing may allow the investor to recover a significant portion of the capital invested. In the right project, Wayne believes there may even be an opportunity to recover most or potentially all of the initial capital. That capital can then be redeployed into another property. Cash Flow + Equity + Refinance PotentialThis is what makes the strategy so exciting to Wayne. One development can potentially provide:
And the original house can remain in place producing rental income. A New Property Closing TodayWayne and Gabby also discuss another rental property they are taking possession of today. Their projected cash flow: Approximately $700 per month. Wayne plans to leave that cash flow inside the property reserve. Starting with approximately three months of rent in reserves and adding $700 per month would contribute another: $8,400 per year before any future rent increases. His point: Cash flow is not necessarily spending money. Cash flow builds resilience. A healthy reserve protects the investment against repairs, vacancy, changing rents and higher interest rates. Want to Know What You Can Build?If you already own an Edmonton property or want to purchase one for a garden-suite development: You can book a consultation and have the team assess what may be possible on a specific property. The site also includes information on existing garden-suite models and development options. The 5% Rule™Learn Wayne Hillier's cash-flow framework for Canadian rental properties. Search: The 5% Rule by Wayne Hillier on Amazon. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, market analysis, financing, joint ventures, property management and building a profitable Canadian real estate portfolio. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions: Upcoming EventREI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Should You Invest in Vancouver, Montreal or Laval? | 17 Sep 2026 | 01:01:55 | |
Should You Invest in Vancouver, Montreal or Laval? Plus the 2 Numbers Wayne Uses to Analyze Deals Can you find a good rental property in Montreal or Laval? Should you invest in Vancouver? What numbers actually matter when analyzing a rental property? And if you already bought a bad deal, should you hold it and hope it recovers, or sell it and move on? Today's episode of the Canadian Real Estate Investing Morning Show is another investor Q&A covering exactly those questions. Wayne and Gabby break down how to evaluate a market, how borrowed down-payment funds affect cash flow, why Wayne would personally avoid certain provinces even when the numbers appear to work, and the two metrics he actually uses to compare real estate deals. The main message: Don't force a market to work. Find the market, property type and deal that actually fit your investment criteria. Can You Cash Flow in Montreal or Laval?A listener from Laval, Quebec asks whether it is realistic to find a property in Laval or Montreal that meets Wayne's cash-flow criteria. Wayne says it may be possible. But instead of starting with one predetermined property type, investors should study the entire market. Look at:
Then compare purchase prices across different neighbourhoods with the rents those properties can realistically achieve. The goal is to become a master of the market. You need to know: What different property types cost. What different neighbourhoods cost. What tenants will pay. What areas attract stronger tenants. Which property types produce the best rent-to-price relationship. Only then can you determine which opportunities deserve deeper investigation. Don't Start With the Strategy and Force the MarketThe listener specifically mentions wanting to purchase a plex. Wayne's approach would be slightly different. Instead of deciding: "I want to buy a plex." Start with: "Which asset type in this city produces the best combination of cash flow, tenant profile, risk and long-term potential?" Maybe that is a plex. Maybe it is a townhouse. Maybe it is a suited house. Maybe it is something completely different. Do not force the property type. Follow the numbers. Borrowing Your Down Payment From Home EquityThe listener is also considering borrowing against their existing home to fund the down payment. Wayne likes the concept of taking otherwise unused equity and redeploying it into another productive asset. But there is an obvious trade-off. Borrowing the down payment creates additional debt. Additional debt means additional monthly interest. That increases the risk. If the investment property itself produces $500 per month in cash flow but the borrowed down payment costs $300 per month to service, the investor's actual financial position is very different. That needs to be considered. Look at the Entire PortfolioWhen investors use equity from one property to fund another, Wayne sometimes prefers looking at the cash flow of the entire portfolio instead of judging only the new property in isolation. Maybe one property produces excellent cash flow. Another is tighter. Together, the portfolio may still be healthy. The question becomes: Does the entire portfolio still pass the cash-flow test and remain resilient? Borrowing money to scale increases potential profits. But it also increases risk. The goal is finding the right balance. Borrowed Investment Funds May Be Tax DeductibleGabby also points out an important tax consideration. When money is borrowed and used for qualifying investment purposes, the interest may be deductible. That can reduce the true after-tax cost of the borrowed funds. Investors should confirm the exact treatment with a qualified accountant based on their specific circumstances. Why Wayne Still Wouldn't Choose QuebecThis is where Wayne's answer changes. Could somebody potentially find a property in Quebec that produces good cash flow? Yes. Would Wayne personally want to operate his rental-property business there? No. The issue is the landlord and tenant laws. Wayne views real estate as a business. And if the jurisdiction makes it unnecessarily difficult to operate that business, enforce agreements or manage risk, that becomes a major negative. Even if the numbers work. For Wayne, that can be enough to eliminate the market. A Great Deal in the Wrong Province Can Still Be the Wrong DealWayne compares Quebec with other provinces where investors have historically found strong deals. The purchase price might work. The rent might work. The appreciation potential might work. But if the operating environment creates significantly more landlord risk, the deal becomes less attractive. Wayne would rather invest in a market where: The property works. The cash flow works. The tenant profile works. The long-term fundamentals work. And the laws support the operation of the business. Wayne's "Ice Age" TheoryWayne again discusses the idea of real estate markets entering an "ice age." A market can become temporarily unattractive when prices rise faster than rents and household affordability. That does not mean the city is permanently bad. It means investors may need to wait. Calgary is one market Wayne currently describes this way. He believes Edmonton will eventually reach a similar stage. When that happens, he will look for the next market where the fundamentals work better. What Numbers Should Investors Actually Follow?Another listener asks which indicators they should use when analyzing deals. They currently look at:
Wayne simplifies it dramatically. He primarily focuses on two things: Return on Investment and The 5% Rule™ Cash Flow Test That is it. Metric #1: Return on InvestmentROI tells Wayne how profitable the investment is. It allows him to compare completely different properties using one common measure. A townhouse. A suited house. A multifamily building. A condo. A garden-suite development. Whatever the property type, the question is: For every dollar I invest, how much profit am I receiving back? Wayne looks at total profits from:
Then compares those profits with the initial investment. He generally prefers looking over longer holding periods rather than focusing only on year-one returns. Real estate is a long-term investment. Metric #2: The 5% Rule™ Cash Flow TestProfitability is only half the equation. The other half is risk. Wayne uses cash flow as his primary risk measure. The more cash flow a property produces, the greater its ability to absorb:
Imagine one property produces $500 per month. Rent falls by $200. You still have $300. Another property produces only $100. Rent falls by $200. Now you are losing money. Multiply that across a 20-property portfolio and suddenly a small monthly problem becomes a very large one. That is why Wayne created the 5% Rule. Profitability + RiskWayne's approach is to balance: ROI = profitability with Cash flow = risk protection A property can have an incredible projected return but still be dangerously fragile. Another property can be extremely safe but produce disappointing returns. The goal is finding investments that score well in both areas. Wayne Doesn't Use the 1% RuleWayne considers rules such as the 1% rule outdated and overly simplistic. The bigger question is: Why 1%? What exactly is it measuring? Profitability? Risk? Financing? There is often no clear reasoning behind the number. Wayne prefers metrics where he understands exactly what they are measuring and why they matter. A Listener Bought a Vancouver Condo and Regrets ItAnother listener writes in after purchasing a condo in the Greater Vancouver area. They say the property is losing several hundred dollars every month. They relied heavily on their realtor. They did not educate themselves first. And after finding the Morning Show, they realized they had done exactly what Wayne warns investors not to do. Their questions: Should they continue investing in Vancouver? Should they invest somewhere else? And how do they get out of the condo? Would Wayne Invest in Vancouver?Wayne's answer: No. He does not believe Vancouver currently fits the five fundamentals he uses when selecting markets and investments. His issue is not whether Vancouver real estate can appreciate. It obviously can. His problem is that Wayne does not buy properties primarily to speculate on appreciation. He wants to purchase a profitable rental business. If the rent cannot pay the operating costs and produce sufficient cash flow, he is not interested. Appreciation Is Not EnoughSomeone can buy a Vancouver condo and hope it goes up in value. That is a strategy. It is simply not Wayne's strategy. Wayne wants:
The property needs to make sense without requiring appreciation to rescue the investment. Should You Invest Outside Your Home City?Yes. Wayne believes investors should go where the fundamentals work. You do not need to live in the same city as your rental property. Wayne and Gabby already manage properties they rarely or never physically visit. The solution is building:
Location matters far less once the management system works. How Do You Get Out of a Bad Vancouver Condo?Wayne's first answer is straightforward: Talk to your realtor and understand what the property can realistically sell for. Then calculate:
Then determine whether continuing to hold the property actually improves the situation. Wayne warns against holding a bad investment indefinitely simply because you want to "break even." Sometimes the best decision is to accept the loss, learn from it and redeploy the remaining capital into a better opportunity. Don't Make the Next Decision Based on the Last MistakeA bad deal does not mean real estate investing does not work. It means that particular deal did not work. The most important thing is learning from it. Get educated. Understand the market. Understand the numbers. Create proper criteria. Then try again with a stronger foundation. Ghost Listings for Rental ResearchAnother viewer asks about posting a rental listing before the property is actually available to test the market rent. Wayne explains that investors sometimes use "ghost listings" to gauge demand at a particular price. But Gabby raises an important concern. If tenants currently occupy the property, posting their home for rent before it is actually available can create unnecessary problems. There is also a timing issue. If you post the listing in September to determine what rent you can get in December, you are collecting September data. Rental markets are seasonal. The information may not accurately reflect what tenants will pay months later. Ask the Right ProfessionalWayne closes the discussion with another important principle: Use professionals for what they actually specialize in. A realtor brokers real estate transactions. A mortgage broker arranges financing. A lawyer provides legal guidance. A contractor performs construction. That does not automatically make any of them qualified to provide investment strategy. Build a team of strong professionals. But remain the CEO of your own real estate business. Remote Property Management Course – 50% Off This WeekGabby's Remote Property Management Course is currently 50% off. The eight-module course teaches the systems Wayne and Gabby use to remotely manage their own rental portfolio. Use code: 50OFF at: Edmonton Real Estate Investing CourseWant to learn Edmonton neighbourhoods, property types, tenant profiles and investment opportunities? The Edmonton Real Estate Investing Course is available at: REI Masters MentorshipWork directly with Wayne and Gabby on market selection, acquisitions, deal analysis, financing, property management, joint ventures and building a profitable Canadian real estate portfolio. The 5% Rule™Learn Wayne Hillier's cash-flow framework for Canadian rental properties. Search: The 5% Rule by Wayne Hillier on Amazon. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions: Upcoming EventREI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Mortgage Rates Are Rising: How Real Estate Investors Should Prepare | 16 Sep 2026 | 00:50:10 | |
Mortgage Rates Are Rising: How Real Estate Investors Should Prepare Mortgage rates are moving higher again. For real estate investors, that raises an obvious question: What should you actually do about it? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby are joined by investor-focused mortgage broker Keaton Kirkwood of Kirkwood & Brennan Mortgage Group to break down what is happening with rates, why fixed mortgage rates are already reacting, how variable-rate borrowers should think about the next several months, and how investors can protect their portfolios before higher borrowing costs become a problem. The biggest message: You cannot control interest rates. But you can control how prepared your portfolio is for them. Why Rates Are MovingKeaton explains that there are two major forces investors need to understand: Bond yields and The Bank of Canada overnight rate Bond yields react in real time to market expectations, global capital flows and inflation. Fixed mortgage rates are heavily influenced by bond yields. The Bank of Canada overnight rate, on the other hand, directly affects prime-based borrowing products such as variable-rate mortgages and HELOCs. Keaton points out that bond yields have already moved higher. That means fixed mortgage rates can increase even before the Bank of Canada changes its overnight rate. Why the U.S. MattersThe conversation also covers what happens when the United States raises rates. Canada does not operate in isolation. If other major economies increase rates while Canada does not, that can put downward pressure on the Canadian dollar. A weaker dollar can make imported goods more expensive. That can contribute to inflation. Eventually, Canada may be forced to respond. Keaton compares global economies to a conga line. The largest economies are closer to the front. Canada is somewhere in the middle. We do not control the direction of the entire global financial system. This Is Not the First TimeWayne points out that investors have seen versions of this before. Inflation. Rising rates. Higher mortgage payments. Financing stress. The causes may change. The pattern does not. That is why the goal should never be to perfectly predict rates. The goal is to build a portfolio that can survive when rates move against you. Higher Oil Prices Could Help AlbertaThere is one interesting wrinkle. The current inflation pressure being discussed is connected partly to geopolitical conflict and rising energy prices. Higher oil and gas prices are painful for consumers. But Alberta can sometimes benefit economically from stronger energy prices. That may support:
Keaton cautions that the effect is not equally positive for everybody. A drilling contractor may benefit directly. A teacher or accountant may not. Still, Alberta can sometimes perform relatively well during periods when global energy prices rise. What Investors Should Do NowWayne asks the question most investors actually care about: Should you pause? Wait? Switch mortgage products? Rush to refinance? Keaton's answer: It depends on when you are exposed to higher rates. If you are in a variable mortgage, you should be paying attention now. If you have a fixed mortgage renewing within approximately 18 months, you should be paying attention. If you locked into a relatively high fixed rate previously, it may also be worth reviewing whether restructuring creates an advantage. That does NOT automatically mean you should refinance. It means you should investigate. Keaton's Four PillarsWhen deciding whether to restructure a mortgage, Keaton recommends evaluating four things:
If a change improves three or four of those areas, it may be worth considering. If the only benefit is saving $50 per month but it costs $15,000 to make the change, that may not make sense. The decision needs to improve the overall portfolio. Know Your Break-Even Interest RateOne of the most important pieces of advice from today's episode: Know the interest rate at which each property stops cash flowing. Then calculate the same number for your entire portfolio. For example: What happens if rates increase 0.25%? How much does that reduce monthly cash flow? What about another 0.25%? And another? At what point does the property become cash-flow neutral? At what point does the entire portfolio require money from your pocket? Investors should know these numbers before the rate increase arrives. Stress-Test the PortfolioKeaton recommends going even further. Calculate the impact of each quarter-point rate increase. If every 0.25% increase costs your portfolio $300 per month, you can quickly determine how much room you have. Maybe your portfolio can absorb: Three increases. Five increases. Seven increases. The specific number matters less than knowing it. Uncertainty creates fear. Knowing the numbers creates a plan. Cash Flow Is Your ProtectionWayne comes back to the 5% Rule™. The reason he places so much emphasis on buying strong cash-flowing properties is not because high cash flow simply feels good. Cash flow creates safety. If interest rates rise: You have room. If rents temporarily fall: You have room. If expenses increase: You have room. If vacancy rises: You have room. The investor who bought a property with almost no cash-flow cushion can be wiped out much faster. The 5% Rule™Wayne created the 5% Rule as a simple minimum cash-flow test for Canadian real estate investors. Its purpose is to ensure investors are not buying properties with such thin margins that one market change destroys the investment. Search: The 5% Rule by Wayne Hillier on Amazon. Longer Amortizations Can Reduce RiskKeaton also explains why he often prefers longer amortizations on investment properties. Longer amortization means: Lower mortgage payments. Higher cash flow. Greater ability to absorb rate increases. More liquidity. That does not mean you can never pay the mortgage down faster. You can use prepayment privileges if you want to accelerate the mortgage later. But starting with a longer amortization gives the investor more flexibility. Don't Rush to Pay Off Tax-Deductible DebtAnother important point: Not all debt costs the same. Interest on qualifying investment debt may be tax deductible. Interest on your principal residence generally is not. That means a 5% tax-deductible investment mortgage may effectively cost less after tax than a 4% non-deductible home mortgage. Keaton's view is that investors should generally prioritize paying down more expensive non-deductible debt before aggressively eliminating tax-deductible investment debt. Always confirm the tax treatment with your accountant. Variable vs Adjustable Rate MortgagesKeaton also explains an important distinction. An adjustable-rate mortgage changes the payment as rates move. A variable-rate mortgage with a fixed payment keeps the payment the same, while the amount going toward principal changes. For an investor concerned primarily with cash flow, a fixed-payment variable structure can provide more predictability. The specific product still needs to fit the investor's goals. What About Leverage?One listener asks how to hedge rising variable rates when heavily leveraged. Keaton explains that loan-to-value is only part of the picture. For cash flow, amortization can be more important. An investor could have relatively low leverage but a very short amortization and therefore extremely high monthly payments. That investor may actually be more exposed to rate pressure than someone with more leverage and much lower payments. The real question is: How much cash flow does the debt structure require every month? Liquidity MattersKeaton also recommends maintaining liquidity. Cash reserves can make an enormous difference during periods of rising rates. An extra $20,000 or $30,000 in accessible reserves can give an investor time to work through:
Liquidity gives you options. Should You Sell a Weak Property?Keaton gives an example. Imagine your portfolio is healthy until rates reach 6%. But one property is already barely cash-flow neutral today. That property may deserve a closer look. If rates rise further, it could become significantly negative. The question becomes: Does that asset have another compelling reason to hold it? Or would selling it now strengthen the entire portfolio? Asset management means evaluating each property individually, not blindly holding everything forever. Don't Let Rates Stop You From BuyingThe goal of today's conversation is NOT: "Rates are going up, so stop investing." It is: Understand the risk. Prepare for it. Then continue executing the plan. Higher rates can change the numbers. They can change which properties make sense. They can change financing strategies. But they do not automatically eliminate good real estate opportunities. Remote Property Management Course – 50% Off This WeekWayne and Gabby also discuss the response to Gabby's Remote Property Management Course. The eight-module course teaches the systems Wayne and Gabby use to manage their own rental portfolio remotely without personally attending every property issue. This week, the course is available for: 50% off Use code: 50OFF at: About Keaton KirkwoodKeaton Kirkwood is an investor-focused mortgage broker with Kirkwood & Brennan Mortgage Group. He works with Canadian real estate investors on financing structures designed to protect cash flow, preserve future borrowing power and avoid mortgage decisions that make the next acquisition harder. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, financing, market selection, joint ventures, property management and building a profitable Canadian real estate portfolio. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions: Upcoming EventREI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Real Estate Investor Q&A: Garden Suites, Ontario Real Estate, Exit Plans & More | 16 Sep 2026 | 00:53:48 | |
Investor Q&A: Garden Suites, Ontario Real Estate, Exit Plans & More Today's episode of the Canadian Real Estate Investing Morning Show is a full investor Q&A. Wayne and Gabby answer questions live from Canadian real estate investors about:
The biggest theme throughout today's show is simple: Ask better questions, get better information, and keep moving forward. What Does an Exit Plan From Real Estate Look Like?Craig asks: What is a realistic exit plan when you're done investing in real estate? Or are you ever actually done? Wayne's answer depends heavily on what the investor wants next. Some investors may want to:
If the plan is to fully liquidate, Wayne recommends building the plan with the right professionals before selling. That could include:
The key is knowing what the money is supposed to do after the properties are sold. Don't Forget the Tax BillWayne emphasizes that investors should not assume every dollar from a property sale becomes spendable cash. There may be:
If you sell several properties at once, those tax implications can become significant. Talk to an investor-focused accountant before liquidating so you know what your actual net proceeds will be. Selling Is Easy. Planning What Happens Next Is Harder.The mechanics of selling real estate are relatively straightforward. Hire the appropriate broker or realtor. List the properties. Sell them. The harder part is deciding what happens to the capital afterward. If somebody sells a portfolio and ends up with several million dollars, they need to know whether that money is intended to: Grow. Generate income. Preserve wealth. Fund retirement. Support family. Or move into another investment vehicle. The answer should be based on the investor's goals, not a generic product recommendation. Be Careful Who You Take Financial Advice FromWayne also warns investors to be cautious with titles like: "Wealth planner." "Investment strategist." "Financial expert." A title does not automatically mean somebody has real experience. Make sure the person has actual qualifications and understands what you are trying to accomplish. The goal should be building the right plan, not simply moving your money into whatever product that person happens to sell. Kyla and Fabian Complete Their First Assignment DealKyla shares a big win during the live show. She and Fabian recently completed their first wholesale assignment. The deal came through a lead-generation system they originally built to find properties for their own fix-and-flip business. Normally they would have purchased the property, renovated it, and sold it. Instead, they recognized a different opportunity. They assigned the contract to another investor for: $10,000. No renovation. No construction risk. No holding costs. No resale risk. Just fast cash. Wayne explains that this is exactly what happens when investors understand multiple strategies. As Barry McGuire says: "If you understand the strategies, you recognize the opportunities." Pivoting vs Giving UpWayne also talks about why he generally dislikes the word "pivot." Too often, people use "pivot" to describe quitting when something gets difficult. They start moving toward one goal. Hit resistance. Then change direction. Hit resistance again. Change direction again. Eventually they never reach any destination. That is different from recognizing a genuinely better path. Kyla and Fabian were not abandoning their business. They recognized that assigning the contract produced a faster, easier return with less risk. That is not quitting. That is making a better business decision. Garage Door Replacement CostsA live viewer asks about the rough cost of replacing a garage door. Wayne estimates approximately: Single garage door supplied and installed: $2,000–$2,700 plus applicable tax Insulated double garage door supplied and installed: Approximately $2,700–$3,500 plus applicable tax Labour-only costs may vary significantly by contractor and location. These are rough estimates and should be confirmed locally. Would Wayne Invest in Ontario?Another listener asks: What do you think about Ontario real estate? Would you invest there? Wayne's short answer: He has researched it. But he does not personally want to operate a rental-property business there. The biggest issue is not necessarily the individual property. It is the regulatory environment. One of Wayne's core investment fundamentals is investing in a jurisdiction that supports the operation of the business. If the landlord and tenant laws create too much operational risk, that can be enough for Wayne to move on. Real Estate Is a BusinessWayne explains the distinction again: He is not simply buying an asset and hoping it goes up in value. He is operating a rental business inside that asset. That means the laws governing the business matter. If the province limits:
Then that becomes a major part of the investment risk. Ontario Real Estate Is in an "Ice Age"Wayne describes much of Ontario's real estate market as being in an "ice age" right now. That does not mean every market in Ontario is identical. It means affordability has become severely disconnected from property values in many areas. After the pandemic, very low borrowing costs and pent-up demand caused prices to accelerate rapidly. Prices then moved beyond what many households could realistically afford. Now the market needs time to rebalance. Wayne believes the long-term opportunity may return, but affordability, borrowing costs and income all need to move back into a healthier relationship. Garden Suites ExplainedAnother listener asks: How do garden suites work? A garden suite is an additional residential unit built on the same property as an existing house. It can be:
The exact rules depend on the municipality. Edmonton's Garden Suite OpportunityWayne explains that Edmonton currently offers a very unusual opportunity because recent zoning changes allow multiple garden-suite units on certain lots. This allows investors to do something that is not currently possible in the same way in most Canadian cities. Instead of simply building one small backyard suite, investors may be able to create:
Wayne and his team recently completed their first four-plex garden-suite project. Why Wayne Built Edmonton Garden SuitesWayne explains that he began developing this strategy when he saw traditional investment opportunities becoming harder to find. He spent approximately two years working through:
The result became Edmonton Garden Suites. Four-Plex Garden SuitesWayne says the multi-unit model is where the investment economics become substantially more attractive. Rather than building one unit in the backyard, multiple units create much more rental income. Wayne says certain projects may be able to create approximately: $250,000 in equity upon completion with some projects potentially creating even more. He also discusses potential cash flow of more than: $1,500 per month when the right property, development model and financing are used. These results are project-specific and depend heavily on acquisition cost, construction cost, financing, appraisal, rents and execution. Edmonton Garden Suites Is a Limited WindowWayne believes this opportunity exists because of current City of Edmonton zoning rules. Those rules can change. If the city changes the rules in the future, the strategy may no longer be available in its current form. That is why Wayne sees the current period as a window of opportunity. For more information: Should Rental Properties Be Owned in a Corporation?A listener asks: How many rental properties should you own before creating a corporation? Wayne's answer: Zero. For passive rental properties, Wayne generally prefers personal ownership or joint ventures using personal ownership where possible. His view is that corporate ownership often creates less favourable tax treatment for passive rental income. He says corporate ownership can become relevant when an investor can no longer qualify personally or when the structure is required for another reason. Before making any ownership decision, investors should speak with a qualified accountant and lawyer about their specific situation. Variable or Fixed Rates?A listener asks whether they should move out of variable-rate mortgages. Wayne explains that he personally remains in variable mortgages. He does not present that as a recommendation for everyone. The correct financing decision depends on:
Tomorrow's Morning Show will feature investor-focused mortgage broker Keaton Kirkwood to discuss rising fixed rates and how investors can prepare their portfolios. What About Saskatchewan?Wayne says he likes Saskatchewan. He believes Regina and Saskatoon can offer strong real estate and rental fundamentals. But if he compared Saskatchewan with Alberta today, he would still choose Alberta. His reasoning is simple: If two markets are relatively close in quality, Wayne prefers investing in the market that currently produces the strongest overall result. He will continue investing there until that changes. Then he will move to the next market. Tomorrow: Rising Interest RatesTomorrow's Morning Show will feature: Keaton Kirkwood of Kirkwood & Brennan Mortgage Group The conversation will focus on rising fixed mortgage rates and what real estate investors can do to:
Work directly with Wayne and Gabby on acquisitions, financing, market selection, joint ventures, wholesaling, property management, garden suites and building a profitable Canadian real estate portfolio. Edmonton Garden SuitesLearn more about Wayne's multi-unit Edmonton garden suite strategy: The 5% Rule™Learn Wayne Hillier's rental-property cash-flow framework. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions: Upcoming EventREI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| The Best Real Estate Investing Advice From REIcon 2026 | 14 Sep 2026 | 01:06:18 | |
The Best Real Estate Investing Advice From REIcon 2026 REIcon 2026 is officially over. After a packed weekend of presentations, panels, live coaching, deal analysis and conversations with investors from across Canada, Wayne and Gabby are back on the Canadian Real Estate Investing Morning Show sharing some of the best advice they gave from the stage. In today's episode, they recap several of the biggest lessons from the weekend, including a creative way to negotiate inspection repairs, the three real estate opportunities Wayne believes are strongest in Edmonton right now, why residential real estate should not automatically be considered inferior to multifamily, and why buying the property is only the beginning. One of the biggest messages from the weekend: You don't make all your money when you buy the property. How you manage that property afterward determines what you actually keep. Don't Leave an Event Without What You Came ForWayne's final advice before leaving REIcon on Saturday was simple. If you paid to attend an educational event and still have a question preventing you from taking action, do not leave without getting it answered. Find the person who knows. Ask the expert. Talk to the lender. Talk to the lawyer. Talk to the investor. Talk to the contractor. The entire point of attending an event like REIcon is to leave with more clarity than you arrived with. Monday morning eventually comes. Motivation fades. What matters is whether you actually learned something that allows you to take the next step. A Creative Way to Negotiate Inspection RepairsOne of Gabby's favourite conversations happened Friday night. An investor had a property under contract. The numbers worked. He liked the property. Then the home inspection revealed several repairs. The seller did not want to reduce the price or complete the work. The investor was considering walking away because every additional dollar he personally invested into repairs would reduce his return on investment. Gabby suggested a different approach. Instead of asking the seller to lower the purchase price: Increase it. Then require the seller to complete the repairs before closing. Why? Because the increased purchase price may allow more of the total acquisition cost to be incorporated into the mortgage financing, while the seller uses the additional proceeds to complete the required work. The seller can potentially walk away with roughly the same net amount. The buyer avoids funding the entire repair bill separately out of pocket. And the deal may stay together. It will not work in every transaction and needs to make sense with the lender, appraisal and contract structure, but it demonstrates an important investing principle: Price is only one part of a negotiation. Stop Obsessing Only Over Purchase PriceInvestors often become fixated on negotiating the lowest possible purchase price. But the better question is: How do I structure the entire transaction so the investment works? Price. Repairs. Closing date. Financing. Conditions. Credits. Terms. Possession. All of these can matter. Sometimes paying slightly more for the property can actually create a better investment if the overall structure reduces the amount of additional cash you need to contribute. The Three Edmonton Opportunities Wayne Highlighted at REIconDuring Saturday morning's live Morning Show, Wayne shared the three opportunities he currently believes are among the strongest in Edmonton:
Each opportunity serves a different investor. Different capital. Different experience. Different risk tolerance. Different return expectations. There is no single asset class that is automatically superior to everything else. #1: Legal Suited HousesIf somebody forced Wayne to choose a straightforward Edmonton rental property for an investor with limited experience, he would choose a legal suited house. Why? They are relatively simple. They have diversified rental income. They serve a broad tenant base. They tend to be resilient. And Wayne believes they are difficult to completely mess up if they are purchased properly. The trade-off? They may not produce the highest returns. Wayne describes them more as a safe and dependable strategy than the highest-return strategy available. For someone wanting a relatively straightforward long-term rental property, that can be exactly what they need. #2: Edmonton TownhousesEdmonton townhouses remain one of Wayne's favourite opportunities. He has been buying them for years. His students are buying them. And he believes the opportunity still exists today. A major advantage is accessibility. A typical Edmonton townhouse may sell for approximately $200,000 to $220,000. At 20% down, that means an investor may need approximately: $40,000 to $44,000 for the down payment. Compare that with a suited house requiring closer to $100,000 or a development requiring hundreds of thousands of dollars. That lower entry point makes townhouses accessible to far more investors. Why Wayne Likes Townhouses So MuchWayne says the returns he has achieved on carefully selected Edmonton townhouses have been exceptional when combining:
Some properties were purchased for approximately $160,000 and are now worth well over $200,000. On certain investments, Wayne says the combined return relative to the original invested capital has exceeded 100%. That does NOT mean every Edmonton townhouse will produce those results. The complex matters. The neighbourhood matters. The condo corporation matters. The purchase price matters. Due diligence matters. The property still needs to be selected properly. But Wayne believes investors continue to overlook the strategy because it does not sound as impressive as owning a large apartment building. Residential vs MultifamilyOne of Wayne's messages throughout the weekend was: Residential and multifamily are apples and oranges. Multifamily is not automatically the "next level." Residential is not automatically beginner investing. Some multifamily deals will outperform residential deals. Some residential deals will dramatically outperform multifamily deals. The correct comparison is the actual investment. Capital required. Cash flow. Risk. Return. Financing. Management. Exit options. Potential appreciation. Wayne believes investors sometimes chase multifamily because it feels bigger rather than because the actual numbers are better. #3: Edmonton Garden SuitesThe third major opportunity is multi-unit garden suites. This strategy requires considerably more capital and sophistication. Wayne and Gabby are currently developing multi-unit garden suites behind existing Edmonton houses. Instead of demolishing the original house, they retain it and build additional residential units on the property. The finished property can then potentially operate more like a multifamily asset. The strategy combines: An existing house. Newly created units. New rental income. Value creation through development. And potentially an income-based appraisal upon completion. Creating Hundreds of Thousands in EquityWayne says their current garden-suite developments are projected to create substantial equity upon completion. Depending on the individual property, he discusses potential value creation in the range of approximately: $250,000 to $400,000 The strategy may also allow them to refinance the completed property and recover a significant portion, and potentially all, of the original invested capital. The remaining property then continues operating as a cash-flowing asset. This is effectively a development version of the BRRRR strategy. But Wayne emphasizes that this is considerably more complicated than simply buying a townhouse or suited house. Execution matters. Financing matters. Development costs matter. Property selection matters. Appraisal methodology matters. And investors need enough capital to complete the project. The Window of Opportunity Is ClosingWayne has been discussing Edmonton's investment window for several years. His view remains that Edmonton prices are still relatively affordable compared with the rents certain properties can produce. But that relationship will not last forever. Prices have been increasing. Certain rents are now softening. And eventually the rent-to-price ratio will become less attractive. Wayne believes Edmonton is already partway through that window. The goal is not to panic-buy. The goal is to recognize opportunities while the fundamentals still work. Buying the Property Is Only the BeginningOne of Gabby's strongest messages from the weekend came during their property and asset management presentation. Investors spend enormous amounts of time learning: How to find a deal. How to analyze it. How to negotiate it. How to finance it. How to close it. But ownership can last 20 years. The acquisition may take a few weeks. The management lasts decades. Gabby's point: Once you take possession, how you manage the property ultimately determines your profits. A fantastic deal can become a terrible investment through poor management. You Can Self-Manage a Large PortfolioWayne and Gabby also challenged the idea that investors automatically need a professional property manager as their portfolio grows. They have self-managed their rental portfolio remotely since they started. That does not mean personally doing everything. It means building systems. Communication systems. Maintenance systems. Inspection systems. Rent collection systems. Renewal systems. Contractor systems. Bookkeeping systems. Documentation systems. Then, as the portfolio grows, specific tasks can be delegated. Wayne and Gabby now use an assistant for portions of the communication and administration. But the assistant operates inside systems they created. That distinction matters. Trust the SystemWayne describes seeing rental-property emails during the REIcon weekend and barely registering them. Years ago, those issues might have consumed his attention. Today, he trusts the system. That allows him to focus on: Acquisitions. Developments. New businesses. Joint ventures. Raising capital. Family. And everything else requiring his attention. That is the real purpose of systems. Not simply organization. Freedom. Remote Property Management Course – 50% Off This WeekFollowing the response to their REIcon presentation, Gabby is offering a temporary 50% discount on the REI Masters Remote Property Management Course. The course teaches the systems Wayne and Gabby use to manage their rental portfolio remotely. The eight-module course covers how to create a property-management operation that does not require the owner to personally attend every showing, inspection, maintenance call or tenant issue. Visit: Use discount code: 50OFF for 50% off during the promotional period discussed on today's show. The Main LessonBuying a great property matters. But buying the property is only the beginning. A great acquisition with terrible management can still become a terrible investment. The goal is to: Buy correctly. Finance correctly. Manage correctly. Build systems. And hold great properties for the long term. That is how real estate becomes a wealth-building business instead of a series of transactions. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, financing, market selection, due diligence, joint ventures, property management, BRRRR strategies and building a profitable Canadian real estate portfolio. The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions: Upcoming EventREI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Real Estate Deals Are Everywhere — Here's Why You're Missing Them | 11 Sep 2026 | 01:01:10 | |
How Are We Finding So Many Great Real Estate Deals? If great real estate deals really exist, why isn't everybody buying them? That was the question that came into the Canadian Real Estate Investing Morning Show today. A listener wanted to know how Wayne keeps finding strong deals, how REI Masters students keep buying cash-flowing properties, and why those opportunities seem almost invisible to everyone else. Wayne and Gabby's answer is simple: You don't know what you don't know. The properties are not hidden. The MLS is not secretly showing Wayne different listings. The opportunities are sitting in front of everybody. The difference is understanding what you are actually looking at. Today's episode also covers the growing infill controversy in Edmonton, a suspicious fire in Parkview following an anti-infill protest, the current Edmonton rental market, and several recent deals being completed by REI Masters students. "Something Seems Off"The listener's email asked: How can Wayne and his students keep finding all these great deals if everyone else can see the same properties? Wouldn't somebody else buy them first? Wayne's response is that most people are looking at real estate one-dimensionally. Experienced investors are looking at it from multiple angles. Two people can look at the exact same property. One sees: An old townhouse. A condo fee. A property that has been sitting on the market. Something that needs work. Another investor sees: Strong tenant demand. Cash flow. A below-market acquisition. A refinance opportunity. Long-term appreciation potential. A BRRRR. A wholesale assignment. Or simply a property that fits a very specific investment framework. The property did not change. The investor's knowledge changed. Buying the Property Is the Easy PartWayne explains that even when he tells people exactly what type of property to buy, that does not guarantee success. He could say: Buy three-bedroom townhouses in Edmonton. He could narrow it down further. West end. South side. Certain neighbourhoods. Certain price ranges. But there are still plenty of ways to make a mistake. Which complex? What condo corporation? What reserve fund? What future repairs are coming? What tenant profile? What rent? What condition? What purchase price? What financing? What cash flow? What due diligence? And once you buy it, how will you manage it for the next 20 years? The purchase is only one piece of the puzzle. Why Education Changes What You SeeWayne compares real estate knowledge to assembling a puzzle. The Morning Show gives investors pieces every weekday morning. Over time, listeners begin understanding how those pieces fit together. But somebody who hears only one episode may hear: "Buy an Edmonton townhouse." And think that is the entire strategy. It is not. The strategy is the complete framework surrounding the acquisition. Gabby summarizes the difference: Education. Someone who understands an industry will recognize opportunities that somebody without that education will completely miss. That principle applies far beyond real estate. The Deals Are Right in Front of YouWayne explains how his own acquisition process often works. Every month or two, he decides he is ready to buy. He messages his Edmonton realtor, Calvin Hexter, and tells him: I'm in buy mode. Then Wayne reviews the available inventory. He may look at seven properties. Write three offers. Get two accepted. And buy them. There is no secret inventory. There is no hidden database. The opportunities are already available. The key is recognizing which properties meet the framework and knowing how to evaluate them quickly enough to act. Wayne Has Already Locked Up Three PropertiesWayne says he has already locked up three properties recently and still wants to purchase two more. The reason he has not bought the additional properties yet is not a lack of money or financing. He simply has not seen anything good enough. That is another important lesson. Being ready to buy does not mean forcing a deal. You wait until the property fits. Then you move. Opportunities Constantly ChangeA great real estate strategy today may not be a great strategy three years from now. Markets change. Prices change. Rents change. Interest rates change. Inventory changes. Investor competition changes. That means opportunities appear and disappear. Wayne says there are currently two particularly strong opportunities in Edmonton. Eventually, everybody may recognize them. Prices will increase. Competition will increase. Returns will compress. And the opportunity will disappear. Then investors need to recognize the next one. The Cost of Waiting for ProofOne of Wayne's biggest warnings is waiting too long for proof that a strategy works. People often want to see everybody else doing it before they feel comfortable. But once everybody else is doing it, that creates the very competition that removes the opportunity. Wayne says his best deals often happen because he recognizes the opportunity before the broader market does. His students may then enter shortly afterward. Eventually everybody catches on. By that time, prices may already be 15%, 20% or 25% higher. Education allows investors to recognize opportunities earlier. REI Masters Student DealsWayne and Gabby also highlight several deals currently happening inside the REI Masters community. DennisDennis recently took possession of another rental property generating approximately: $580 per month in cash flow. Wayne says Dennis and Andrea have acquired several properties during their first year and have added substantial monthly cash flow to their portfolio. Kyla and FabianKyla and Fabian found an off-market property through their We Buy Houses marketing. Instead of completing the flip themselves, they found another buyer and are assigning the opportunity for approximately: $10,000. KaneKane recently locked up his first wholesale deal. Wayne describes it as an excellent potential Edmonton BRRRR opportunity. The property is a three-bedroom townhouse requiring approximately $15,000 to $20,000 in renovations. The potential strategy: Buy. Renovate. Refinance. Recover the invested capital. Keep the property. Cash flow approximately $300 per month afterward. Wayne says the property scored approximately 9% on the cash-flow test. Jas and RupinderJas and Rupinder recently acquired another property for approximately $30,000 to $40,000 below market value. They plan to complete renovations and may potentially use a BRRRR strategy. AnyaAnya recently acquired a commercial property worth approximately: $2 million. AmandaAmanda has secured her first joint venture partner. Her challenge now is finding the right deal for the available capital. Additional StudentsWayne also highlights several other students who have been acquiring properties, raising joint venture capital, building rent-to-own businesses and expanding their portfolios. The common thread is not luck. It is education followed by action. Edmonton's Infill Debate Gets HotterThe episode also covers a very different Edmonton real estate story. Residents in Edmonton's Parkview neighbourhood recently held a protest against increasing infill development. Residents have raised concerns about:
Shortly after the protest, a vacant house slated for redevelopment caught fire. The property reportedly had approval for a four-dwelling row house with four secondary suites. Fire officials considered the blaze suspicious, and Edmonton police began investigating. Wayne makes clear that nobody knows whether the fire had any connection to the protest. But the timing intensified an already heated debate around infill development in mature Edmonton neighbourhoods. Another Infill Fire Had a Different CauseWayne also discusses another recent Edmonton infill-related fire. That fire was reportedly connected to a lithium-ion battery inside an electric scooter. Wayne says Edmonton fire officials reported numerous lithium-ion battery-related fires and millions of dollars in associated damage. The two fires were unrelated, but both highlight risks surrounding increasingly dense residential development. Wayne's Complicated View on InfillWayne openly admits he has mixed feelings about Edmonton's infill boom. He participates in infill development. He believes new housing supply is necessary. He also understands why existing homeowners may be frustrated. Wayne believes Edmonton went too far in certain areas and added too much competing rental supply too quickly. That additional supply has created significant pressure on some segments of Edmonton's rental market. But not every property type is being affected equally. Edmonton Rents Are Down — But Not for Every PropertyWayne says Edmonton rents overall have softened year over year. However, rents within his own portfolio have continued increasing. Why? Because he deliberately purchased properties that serve a different tenant profile than much of the new rental supply being built. This is another example of why understanding property type matters. Citywide averages do not tell you everything. You need to understand exactly who your tenant is, what alternatives they have and what type of property they actually want. The Main LessonIf you look at Wayne's deals or the deals being completed by REI Masters students and think: "Something seems off. Why don't I see these?" The better question may be: "What am I not seeing yet?" The listings are there. The opportunities are there. But opportunities only become obvious when you understand: The market. The numbers. The property type. The tenant. The risks. The financing. The exit. The operations. And how all of those pieces work together. Education changes what you see. Action determines what you do with it. REIcon – The Summit SeriesREIcon starts tonight in Edmonton. September 11–13, 2026 Wayne and Gabby will be there Friday and Saturday. The Canadian Real Estate Investing Morning Show will broadcast live on stage Saturday morning at 8:00 AM. Wayne will also be teaching due diligence, while Wayne and Gabby will present together on property and asset management. Get tickets at: Use discount code: REIMASTERS15 for 15% off. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, financing, market selection, joint ventures, wholesaling, BRRRR strategies, due diligence, property management and building a profitable Canadian real estate portfolio. The 5% Rule™Learn Wayne Hillier's cash-flow framework for evaluating rental properties. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions: Upcoming EventsREIcon – The Summit Series Discount code: REIMASTERS15 REI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| What You Need To Know Before Investing in a New City | 10 Sep 2026 | 00:50:55 | |
What You Need To Know Before Investing in a New City How do you know whether a city is actually a good place to invest in real estate? A market can have cheap houses. It can have great-looking cash flow. Population might be increasing. Property values might be rising. And it can still be a terrible place to build a long-term rental portfolio. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer a question from listener Carmen: What do you look for when deciding whether to invest in a new city? Wayne breaks down five of the major factors he looks at before putting money into a new real estate market. The goal is not simply finding the city with the highest appreciation or cheapest properties. The goal is finding a market where you can buy a profitable rental business, operate it successfully, and have confidence that it can remain sustainable for the next 20 years. The Framework Comes Before the CityWayne explains that he does not start by falling in love with a city and then trying to make the numbers work. He starts with his investment framework. Then he asks: Does this market fit? If it does not fit the fundamentals, he moves on. Gabby describes it as trying to fit the correct peg into the correct hole. You do not start sanding the corners off because you really want the deal to work. The standards stay the same. The market either meets them or it does not. 1. Landlord and Tenant LawsOne of Wayne's first considerations is the legal environment where the rental business will operate. A city can have: Great cash flow. Strong population growth. Excellent rents. Good appreciation potential. Low vacancy. And attractive properties. But if the landlord and tenant laws prevent you from operating the rental business effectively, that can be enough for Wayne to walk away. Wayne uses Ontario as an example. Issues such as restrictions surrounding lease termination, rent increases and lengthy dispute processes can materially change the risk profile of owning rental property. Gabby makes an important point: Managing the property properly is how you ultimately make money. You can make money when you buy. You can have great appreciation. You can have positive cash flow. But poor operations can destroy all of it. Wayne wants to know that both landlord and tenant are held accountable to the agreement they signed and that there is a reasonably efficient process when somebody does not fulfil their obligations. Before researching individual cities, understand the landlord and tenant laws of the province. 2. Cash Flow PotentialCash flow is one of the most important filters Wayne uses. If the type of property he wants to purchase cannot generate sufficient cash flow in that market, he will not buy there. Why? Because Wayne does not view rental real estate as simply purchasing an asset and hoping its value increases. He is buying an asset and operating a business from it. A business consistently spending more every month than it generates is not attractive simply because the building might eventually appreciate. Cash flow is also Wayne's primary risk mitigator. The greater the cash-flow cushion, the more room the investment has to absorb things outside the investor's control:
Wayne uses the 5% Rule™ Cash Flow Test as a minimum standard for evaluating this. Understand the Specific NeighbourhoodDo not simply search: "What is the average rent in this city?" That is not enough. Different neighbourhoods attract different tenants. Different property types command different rents. One side of a city may perform very differently from another. Wayne and Gabby recommend researching the actual properties competing with the one you intend to purchase. Wayne gives an example from recent market-rent research. There were only a handful of comparable rentals available, and his property was clearly superior to the competition. Instead of simply copying the average asking rent, he decided the property could justify charging more. Market rent is not just a statistic. It is the price your property can command relative to the alternatives available to tenants. 3. Market SizeSmall towns can sometimes produce incredible-looking cash flow. Properties can be inexpensive. There may be almost no rental competition. Rents may appear exceptionally strong relative to purchase prices. That can be tempting. But Wayne sees a major problem: Sustainability. Everything can look fantastic while the town is booming. Then one employer closes. One construction project ends. One mine shuts down. One mill disappears. One economic event hits the dominant industry. Suddenly the rental demand that supported your investment disappears. Wayne generally prefers major cities with populations of approximately 500,000 or more. That is not a universal rule for every investor. It is his preference because larger markets generally provide more diversification and resilience. What About Smaller Cities Around Major Centres?Gabby adds an important exception. Smaller communities immediately surrounding a major metropolitan area can function as extensions of the larger city. Examples around Edmonton include:
Residents may live there while still working, shopping and participating economically in the larger metropolitan area. Sometimes those communities offer lower purchase prices while maintaining similar rental demand. The important distinction is whether the smaller community has a genuinely diversified economic connection to the larger centre or exists primarily because of one local employer. 4. Industries and EmploymentOnce Wayne identifies a potential market, he wants to understand: Why do people live there? Where are the jobs? How much do those jobs pay? Are those jobs sustainable? Are more jobs being created? Is the city dependent on one employer or industry? A market dominated by a single mill, mine, manufacturing plant or temporary infrastructure project creates more risk. If that employer disappears, the rental market can change extremely quickly. Wayne prefers markets with diversified employment and industries capable of producing good-paying, long-term jobs. Temporary Growth Can Fool InvestorsImagine a small community suddenly gets thousands of workers because a major highway, mine, pipeline or infrastructure project is being built. Rental demand explodes. Vacancy disappears. Rents increase. Investors see the numbers and rush in. But what happens when construction finishes? If those workers leave and there is no permanent economic reason for people to remain, the rental demand can disappear just as quickly as it arrived. Wayne wants investments that can survive for 20 years. Not just the next construction cycle. 5. Population Growth and MigrationPopulation growth is another major factor. More people moving into a city creates additional demand for housing. Initially, many newcomers rent. Eventually, some become homeowners. That can create pressure on both: Rental demand and Real estate values. Wayne wants to study the history of population growth and net migration. But historical numbers are not enough. He also looks forward. What projects are being announced? What employers are expanding? What new industries are arriving? What infrastructure is being built? What will cause people to move there over the next five, ten or twenty years? Follow the JobsWayne gives a theoretical example of a major new project creating thousands of construction jobs followed by thousands of permanent jobs. During construction, many workers may become renters. That puts pressure on rental supply. Later, some of those workers may take permanent jobs and become homebuyers. If you own the right type of property, you can potentially benefit from both phases. First, strong rental demand. Later, increased homebuyer demand for the same type of property. That is exactly the kind of long-term market dynamic Wayne looks for. Real Estate Prices Going Up Is Not EnoughA city can have rapidly increasing real estate prices and still be a poor rental market. Gabby discusses communities where outside buyers drove prices higher while local residents increasingly struggled to afford either rents or homes. That creates a disconnect. Wayne repeatedly comes back to the same principle: You are not simply buying a box and hoping the box becomes more valuable. You are operating a business from the property. The market needs to support that business. The Five FiltersWhen Wayne begins evaluating a new real estate market, five of the major things he considers are:
These five factors are only the beginning. Once a market passes those filters, deeper due diligence begins. What neighbourhoods? What asset classes? What tenant profile? What vacancy? What property values? What rents? What long-term development is happening? The purpose of the first analysis is not to prove that you should invest somewhere. It is to determine whether the market deserves further investigation. A Rare BRRRR Opportunity in EdmontonWayne and Gabby also discuss an opportunity brought to the previous night's REI Masters coaching session. One student operating a wholesaling business found an Edmonton property that Wayne believes could potentially make an excellent BRRRR. The renovation appears relatively simple, potentially around $10,000 to $20,000 in cosmetic improvements. The strategy would be: Buy the property. Complete the renovation. Increase the value. Refinance. Recover the invested capital. Then hold the property as a cash-flowing rental. Based on the analysis discussed during the coaching session, Wayne says the property performed exceptionally well on the cash-flow test. He describes opportunities like this as increasingly rare and says Edmonton has not offered many comparable BRRRR opportunities in several years. Weekly REI Masters CoachingWayne and Gabby also share several wins and challenges discussed during their weekly REI Masters coaching session. Students are currently working through:
The coaching sessions are designed around helping students solve the actual roadblocks preventing them from reaching their next objective. REIcon – The Summit SeriesREIcon begins tomorrow in Edmonton. September 11–13, 2026 Wayne and Gabby will be there Friday and Saturday. On Saturday morning at 8:00 AM, the Canadian Real Estate Investing Morning Show will be recorded live on stage. Wayne and Gabby are also presenting during Saturday's sessions. Get tickets at: Use discount code: REIMASTERS15 for 15% off. REI Masters MentorshipWork directly with Wayne and Gabby on market selection, acquisitions, financing, deal analysis, property management, joint ventures, wholesaling and building a profitable Canadian real estate portfolio. The 5% Rule™Learn Wayne Hillier's cash-flow framework for evaluating Canadian rental properties. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions for the show: Upcoming EventsREIcon – The Summit Series Discount code: REIMASTERS15 REI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Is Calgary Still a Good Place to Invest in Real Estate? | 09 Sep 2026 | 00:52:22 | |
Is Calgary Still a Good Place to Invest in Real Estate? Calgary real estate investors have had an incredible run. Properties that once sold for under $300,000 are now worth significantly more. Rents increased. Investors who bought several years ago benefited from cash flow, mortgage paydown and substantial appreciation. But that creates a different question in 2026: Does Calgary still make sense for someone buying today? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer a listener who already owns Calgary rental properties and wants to know whether they should buy more, continue holding what they own, or sell. Wayne's answer comes down to one important relationship: The rent-to-price ratio. Property values can continue increasing, but if rents are no longer high enough to support the cost of owning the property, the investment stops functioning as a profitable rental business. Don't Fall in Love With a MarketWayne starts with an important reminder. Being from Calgary is not a reason to invest in Calgary. Loving Calgary is not a reason to invest in Calgary. Having made money there previously is not automatically a reason to buy there again. Real estate investing decisions should be based on the numbers and fundamentals available today. Markets change. Strategies need to change with them. The Difference Between Holding and Buying TodayThis is one of the most important distinctions in the episode. Someone who bought a Calgary property five years ago may be in an excellent position today. They may have:
That does not mean someone purchasing the exact same property today will get the same result. The existing owner and the new buyer are working with completely different numbers. The Calgary Investor Who Bought at $280,000Wayne walks through a simplified example. Several years ago, an investor might have purchased a Calgary house for approximately: $280,000 At 20% down, that investor would have contributed approximately: $56,000 Their mortgage would have been around: $224,000 At the time, similar properties could potentially rent for approximately $1,700 to $1,900 per month depending on the property and neighbourhood. Interest rates were also dramatically lower. The property could cash flow. Then rents increased. And property values increased significantly. That investor may now be sitting on an asset worth well over $500,000 while still carrying a relatively small mortgage. That is an excellent position. Now Buy the Same Property in 2026The problem is the next investor is not buying it for $280,000. They may be buying it for: $550,000 At 20% down: $110,000 Mortgage: $440,000 Now add today's mortgage rate, property taxes, insurance, maintenance, vacancy and other operating expenses. The same rental income that produces great cash flow for the person who bought five years ago may produce negative cash flow for the buyer purchasing today. That is the problem. The Rent-to-Price Ratio Is Out of BalanceWayne describes the rent-to-price ratio as the relationship between: What the property costs and What the market will pay to rent it. Calgary property prices increased extremely quickly. Rents increased too. But eventually prices outpaced rents. And rents cannot simply keep increasing indefinitely because tenants still need to be able to afford them. Once purchase prices increase faster than rental income, cash flow begins disappearing. That is where Wayne believes Calgary is today for many residential rental properties. Appreciation Does Not Fix Bad Cash FlowWayne believes Calgary property values can continue to increase over the long term. Residential real estate generally trends upward over long holding periods. But it does not move upward in a straight line. Interest rates change. Oil prices change. Inflation changes. Employment changes. Government policy changes. Immigration changes. Economic conditions change. Investors cannot reliably predict every short-term movement. That is why Wayne does not want to purchase a negative-cash-flow property simply because he believes it may appreciate. The business still needs to work. The $550,000 ExampleWayne runs another simple example. Purchase price: $550,000 20% down: $110,000 Mortgage: $440,000 At approximately 4% over 30 years, the mortgage payment alone is around $2,100 per month. Then add approximately:
If the market rent is approximately $2,200 to $2,300, the numbers do not work. You are negative before even accounting for several real operating expenses. That is not the type of rental business Wayne wants to buy. Don't Follow the HeadlinesThis is where investors can get confused. They see headlines saying: Calgary prices are increasing. Calgary is appreciating. Calgary is growing. Calgary remains desirable. Those things may all be true. But the important question for a rental-property investor is: Can I buy this property today and operate it profitably at today's price, today's rent and today's financing costs? If the answer is no, rising property values do not automatically make it a good investment. Wayne Is Still Holding His Calgary PropertiesWayne makes an important distinction between buying more and selling what he already owns. He is not currently looking to buy more Calgary residential rental properties. But he is also not rushing to sell the Calgary properties he already owns. One example from his portfolio was purchased for approximately: $350,000 Today, Wayne estimates that property is worth around: $575,000 That represents roughly 65% appreciation over approximately five years. Even more interestingly, Wayne estimates the property increased from around $530,000 to $575,000 in the last year alone. That is approximately an 8.5% increase. The property still cash flows because Wayne's mortgage is based on the original purchase price, not today's value. Why Wayne Isn't Refinancing All That EquityThat property now contains a significant amount of equity. So why not refinance it and pull the money out? Because increasing the mortgage could destroy the cash flow. Wayne's existing mortgage started at approximately $280,000 and has been paid down over time. Refinancing against today's $575,000 value would dramatically increase the debt and potentially eliminate the profitability of the rental business. So Wayne is comfortable allowing the equity to sit there. The property cash flows. It continues paying down debt. It has a healthy reserve. And it may continue appreciating. That is enough. Calgary Was an Incredible OpportunityWayne is not saying Calgary was a bad investment. Quite the opposite. For investors who purchased the right properties before prices accelerated, Calgary created exceptional returns. Some properties appreciated 50%, 60% or more over several years. At the same time: Rents increased. Mortgages were paid down. Cash flow accumulated. That combination produced tremendous returns. The problem is that once everybody recognizes the opportunity, capital rushes in. Prices rise. Eventually the original opportunity disappears. The Opportunity MovesWayne explains this as a pattern. A market has a strong rent-to-price ratio. Investors recognize it. Capital enters. Homebuyers enter. Prices increase. Eventually the rent-to-price ratio gets squeezed. Investors then start looking for the next market where rents still support the purchase prices. Wayne believes this is part of what happened as attention shifted from Calgary toward Edmonton. Edmonton then experienced substantial appreciation as more capital entered that market. Eventually another market may become the next opportunity. The investor's job is to recognize it before everybody else does. Wayne's Answer: Hold Calgary, But Be Careful Buying MoreFor the listener who already owns successful Calgary rentals, Wayne's approach would generally be: Keep the profitable properties. Continue collecting cash flow. Continue paying down the mortgages. Let the equity grow. Be cautious about refinancing if it destroys the cash flow. And wait for the right time to eventually sell. But for someone looking to purchase a typical Calgary residential rental today, Wayne believes it is difficult to find properties that meet the investment fundamentals he teaches. There may still be specific opportunities. But they are much harder to find. The Main LessonDo not ask: "Are Calgary prices going up?" Ask: "Does this rental property make sense at today's price?" Understand:
Then determine whether the property meets your investment criteria. The goal is not to predict which city will increase the most next year. The goal is to buy a rental business capable of surviving for the next 20 years. Coming TomorrowA listener asked another important question during today's live show: What do you look for when deciding whether to invest in a new city? Wayne and Gabby plan to tackle that question on tomorrow's Morning Show. REIcon – The Summit SeriesREIcon takes place in Edmonton this weekend: September 11–13, 2026 Wayne and Gabby will be there Friday and Saturday. The Canadian Real Estate Investing Morning Show will broadcast live on stage Saturday morning. Wayne will also be teaching due diligence and pre-purchase analysis. Get your tickets at: Use discount code: REIMASTERS15 for 15% off. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, market selection, financing, deal analysis, joint ventures, property management and building a profitable Canadian real estate portfolio. The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and determining whether a property produces sufficient return relative to your investment. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions for the show: Upcoming EventsREIcon – The Summit Series Discount code: REIMASTERS15 REI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Fall Rental Property Maintenance Checklist: What Landlords Should Do Before Winter | 08 Sep 2026 | 00:51:04 | |
Fall Rental Property Maintenance Checklist: What Landlords Should Do Before Winter Winter problems are expensive. A furnace that fails during the first cold snap. A frozen exterior water line. Clogged gutters sending spring melt toward the foundation. Too much humidity creating condensation, ice and eventually mold. These are predictable problems, which means landlords should be dealing with them before they become emergencies. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby walk through their fall rental-property maintenance checklist and explain the systems they use to prepare their portfolio for winter. The goal is simple: Be proactive instead of reactive. A relatively inexpensive preventative repair in September can save you from a much larger emergency repair in January. Why Every Landlord Needs a Seasonal Maintenance SystemWhen you own your own home, seasonal maintenance can happen naturally. You notice something in the yard. You walk past the furnace. You see leaves accumulating in the gutters. With multiple rental properties, that does not happen automatically. The more properties you own, the more important systems and checklists become. Wayne and Gabby recommend creating a repeatable fall inspection checklist, saving it permanently and putting a recurring reminder into your calendar every year. You should not have to remember everything. The system should remind you. Start With the FurnaceOne of the most important fall checks is the furnace. Do not wait for the first -30°C night to discover that the furnace does not work. During the fall inspection:
The worst time to discover a furnace problem is late at night during the first major cold snap when every HVAC company in the city is already dealing with emergency calls. Preventative maintenance gives you options. Emergency maintenance usually gives you a bill. Check the HumidifierGabby considers humidity control one of the most important seasonal checks. If the property has a furnace-mounted humidifier or HRV system, the settings may need to change as outdoor temperatures drop. Too much indoor humidity during very cold weather can cause condensation and ice around:
That ice eventually melts. Then you have water entering drywall, flooring and framing. And moisture problems can quickly become mold problems. Make sure the humidifier is set appropriately for the season and outdoor temperature. Winterize Exterior Hose BibsExterior water lines are another major concern. Before freezing temperatures arrive:
Water expands when it freezes. If water remains trapped in the pipe, the line or hose bib can burst. You may not even discover the damage until spring when somebody turns the water back on. Wayne and Gabby have purchased properties where exterior hose bibs did not survive the previous winter. A simple preventative step can save hundreds or potentially thousands of dollars. Clean Gutters and Check DownspoutsMake sure gutters are clear and downspouts direct water away from the house. In Alberta, snow may accumulate for months before melting rapidly in spring. When that happens, you want the water moving away from the foundation. Clogged gutters or poorly positioned downspouts can contribute to:
Properties surrounded by mature trees may require gutter cleaning every spring and fall. Wait until most of the leaves have fallen before completing the final fall cleaning. Check the RoofWhile inspecting the exterior, look at the roof. Check for:
A small roof problem in September is much easier to repair than a roof problem buried beneath months of snow. Don't Ignore the AtticAttic issues can create serious winter problems. Look for:
Heat escaping into the attic can create condensation and ice. When that ice melts, the water can end up inside the ceiling, insulation or walls. That can lead to stains, leaks and mold. Wayne and Gabby emphasize another lesson here: If your home inspector identifies an attic issue when you buy the property, do not simply file the inspection report away and forget about it. Fix the important items. Test Smoke and Carbon Monoxide DetectorsEvery seasonal inspection should include life-safety equipment. Test every smoke alarm and carbon monoxide detector. Check:
These devices are not decorative. They exist to protect the people living in your property. Check Windows and DoorsLook closely at exterior windows and doors. Check:
If you can see daylight around a door, cold air can get through too. Wayne and Gabby have become increasingly focused on exterior sealing after dealing with water-intrusion issues in their portfolio. Water will find surprisingly small openings. Seal them before weather makes the problem worse. Check the Rest of the Property While You're ThereIf you are already inspecting the property, use the opportunity to perform a broader maintenance review. Consider checking:
Treat the rental property the way you would treat your own home. The goal is to leave knowing the property is prepared to operate safely through winter. Document EverythingDo not simply walk through and rely on memory. Take photos. Record what was inspected. Document repairs required. Keep the inspection record. Then compare it against the next seasonal inspection. If something does not need immediate attention but should be reviewed again in spring, document it and schedule the follow-up. Proactive Beats ReactiveWayne summarizes the philosophy behind the entire episode: Good property management is not about fixing things when they break. It is about identifying predictable problems before they become emergencies. A $150 preventative repair in September can easily prevent a $2,000 emergency repair in January. The exact number is not the point. The principle is. Preventative maintenance is almost always easier and cheaper than emergency maintenance. Build the System OnceFor investors with multiple properties, the solution is not becoming better at remembering everything. Build a system. Create a fall checklist. Create a spring checklist. Put recurring reminders into your calendar. Delegate inspections where appropriate. Document the results. Schedule repairs automatically. The simpler the system is, the more likely it will actually be followed. That frees up your mental bandwidth for higher-value activities: Finding deals. Building relationships. Raising capital. Growing your portfolio. And spending time on the things outside real estate that actually matter to you. REIcon – The Summit SeriesREIcon takes place in Edmonton this weekend: September 11–13, 2026 Wayne and Gabby will be there Friday and Saturday. On Saturday morning, the Canadian Real Estate Investing Morning Show will be recorded live on stage. Later Saturday, Wayne will participate in a due diligence and pre-purchase session with Patrick Francey. Wayne and Gabby will also present together on asset management and property management. Get tickets at: Use discount code: REIMASTERS15 for 15% off. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, financing, deal analysis, property management, joint ventures and building a profitable Canadian real estate portfolio. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions for the show: Upcoming EventsREIcon – The Summit Series Discount code: REIMASTERS15 REI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| September 2026 Edmonton Real Estate Market Update | 04 Sep 2026 | 00:52:38 | |
September 2026 Edmonton Real Estate Market Update What is actually happening in the Edmonton real estate market heading into fall 2026? Inventory has climbed dramatically compared with the last couple of years. Months of inventory has increased. August was slower. Buyers have significantly more choice. But that does not mean the opportunities are gone. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby are joined by Edmonton investor-focused realtor Calvin Hexter of Calvin Realty for a September 2026 Edmonton real estate market update. They break down the latest inventory numbers, months of inventory, days on market, pricing, rental vacancy pressures and what investors should expect as Edmonton moves into the fall market. They also discuss why September may create an important buying window, why investors need to look beyond citywide averages, and why some of the best deals Wayne and his students have seen in years are showing up right now. Edmonton Inventory Has Changed DramaticallyOne of the biggest changes in Edmonton is inventory. Calvin says available inventory is now around 8,050 properties. For comparison, Edmonton had roughly 3,000 to 4,000 available properties during much tighter periods in the previous couple of years. That means buyers now have considerably more selection. For sellers, that creates competition. For buyers, that creates opportunity. Months of Inventory Climbs to 3.88Edmonton moved from roughly 3.3 months of inventory to approximately 3.88 months. That is a meaningful shift. For comparison, during some of the tighter periods in 2024, Edmonton was around 1.7 to 1.8 months of inventory. The market is now much more balanced. That does not mean every property is easy to negotiate. Real estate is still hyper-local. Different neighbourhoods, property types and price points can behave very differently. But overall, buyers have more leverage than they did during Edmonton's extremely tight market. August Was a Sleepier MonthCalvin describes August as a slower month, which is not unusual. People are travelling. Families are preparing for school. Sellers sometimes allow listings to expire or temporarily remove properties from the market. Calvin expects activity to start increasing again around the second week of September. His prediction is that the market begins waking up around September 10. That combination can create an interesting opportunity for investors: More inventory. Some sellers becoming frustrated. Listings that have been sitting. And buyers beginning to return. Prices Were Mostly Slightly LowerAccording to Calvin, most major property categories declined approximately 1% from July into August. Townhouses were the exception, increasing by roughly 2%. Properties that are selling are averaging around 40 days on market. But citywide averages only tell part of the story. A townhouse in one neighbourhood can behave completely differently from an infill property or multifamily asset somewhere else. Not Every Property Has the Same Vacancy RateThe same principle applies to rental vacancy. A citywide vacancy number does not tell you exactly what is happening with your property. Calvin gives the example of newer west-end infill projects. While the broader Edmonton vacancy rate may be somewhere around 4% to 5%, certain concentrated property types could be experiencing vacancy closer to 10%. That is why investors need to drill down. What neighbourhood? What property type? What tenant profile? What rent? How much competing inventory? Wayne recommends talking directly with other landlords who own similar properties. Ask them: How long did it take to rent? How many inquiries did you receive? What rent did you achieve? That real-world information can sometimes tell you more than a citywide statistic. Wayne and Gabby Are Seeing Rental Pressure TooGabby also provides an update on September rent collection. On the morning of September 1, only about 45% of their expected rent had been received. Normally, Gabby likes to see closer to 60% to 65% collected before the first because many tenants pay early. Ultimately, everything was collected. But there were a couple of tenants who needed an extra day or some clarification around credits. Wayne and Gabby believe affordability pressure is becoming more noticeable. Groceries are expensive. Fuel is expensive. Households are feeling stretched. At the same time, Edmonton has more rental supply than it did previously. That means landlords may occasionally need to be slightly more flexible while still maintaining strong systems and boundaries. More Rental Supply Does Not Mean Stop BuyingThis is an important distinction. Wayne is actively purchasing properties. REI Masters students are actively purchasing properties. And Wayne says some of the deals they are finding right now are among the best they have seen in approximately a decade. The rental market may require stronger management. But the acquisition market is creating opportunities. The answer is not necessarily to stop buying. The answer is to buy properly and manage properly. Strong cash flow gives you room to handle vacancies, slower leasing periods and occasional tenant payment issues without putting the investment at risk. Why Toronto and Vancouver Investors Changed EdmontonThe conversation also touches on the wave of Ontario and British Columbia investors who entered Edmonton aggressively during the previous market cycle. Calvin says there was more resentment in 2024 when Edmonton buyers were regularly being beaten by aggressive out-of-province offers. Wayne shares a story about a Mill Woods property he wanted to flip. He submitted an aggressive offer over asking. Another investor from Toronto beat him by approximately $45,000 over asking with no conditions and without seeing the property. Wayne watched the deal afterward. The buyer eventually lost money. That is the difference between buying because you believe prices will keep increasing and buying based on fundamentals. Wayne and Gabby were also able to benefit indirectly from rising Edmonton values by refinancing properties they already owned and redeploying that capital later. Edmonton Investors Have More Choice AgainThe key takeaway from Calvin's September update is that Edmonton is no longer experiencing the same extreme shortage buyers faced during the tightest parts of the market. Inventory is higher. Months of inventory is higher. Sellers have more competition. Buyers can be more selective. For disciplined investors, that can create excellent buying opportunities. But investors still need to understand the specific neighbourhood, property type and tenant market they are buying into. REIcon – The Summit SeriesWayne, Gabby and Calvin also discuss the upcoming REIcon Summit Series in Edmonton. September 11–13, 2026. The event is structured more like an investing workshop than a traditional conference. The goal is to walk investors through the process of completing a real estate deal from beginning to end. Topics include:
Wayne and Gabby will be presenting during the event. The Canadian Real Estate Investing Morning Show will broadcast live on stage on Saturday, September 12. Wayne will also be teaching due diligence alongside experienced Canadian real estate professionals, including his Edmonton real estate lawyer, Richard Bell. REIcon takes place September 11–13 in Edmonton. Use discount code: REIMASTERS15 for 15% off tickets. About Calvin HexterCalvin Hexter is an Edmonton investor-focused realtor and the founder of Calvin Realty. Calvin and his team work with real estate investors purchasing and selling residential, multifamily and investment properties throughout Edmonton. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, financing, deal analysis, property management, joint ventures and building a profitable Canadian real estate portfolio. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Questions for the show: Upcoming EventsREIcon – The Summit Series Discount code: REIMASTERS15 REI Masters Annual Retreat Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| The Basement Suite Cashflows - But Is It Actually Legal? | 03 Sep 2026 | 00:52:47 | |
The Basement Suite Cashflows - But Is It Actually Legal? A basement suite can make a rental property look fantastic on paper. Two rents. Better cash flow. Stronger returns. But there is one question investors sometimes forget to ask before removing conditions: Is the basement suite actually legal? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby explain how investors can verify whether a secondary suite is permitted, why an illegal or non-conforming suite can create serious financial risk, and what could happen if the city, lender or insurance company eventually starts asking questions. They also discuss the Bank of Canada's latest interest-rate announcement, why investors shouldn't build deals assuming rates are going to fall, and why sufficient cash flow is what protects a rental portfolio when borrowing costs change. What You'll Learn
The Bank of Canada held its overnight rate at 2.25% in its September announcement. Wayne points out that the bigger story for investors is not simply that the rate stayed the same. It is the possibility that the environment could change. His message to investors is straightforward: Do not buy a rental property assuming interest rates are going down. Make the property work at today's numbers. If rates eventually fall, great. But your investment should not require that to happen. Variable vs. Fixed MortgagesWayne also explains an important distinction. Changes to the Bank of Canada's overnight rate directly influence prime-based borrowing products such as:
A fixed-rate mortgage does not immediately change simply because the Bank of Canada changes its overnight rate. For investors with variable borrowing, however, rate increases can mean either higher interest costs or higher monthly payments depending on the mortgage structure. That makes cash flow especially important. Could Your Property Survive Higher Rates?Imagine your mortgage payment increases by $50 per month. Probably manageable. What if it rises by $500? Now the question becomes much more serious. Over a 20-year investment period, investors should expect interest rates to move. The property needs enough cash-flow cushion to survive those changes. Wayne points back to what happened when investors purchased properties during extremely low-rate environments and built their deals around financing conditions that did not last. When rates increased, some properties and projects could no longer support themselves. That is exactly the type of situation the 5% Rule™ Cash Flow Test is designed to help investors avoid. Why Cash Flow Creates OptionsWayne and Gabby share another example from their own portfolio. One of their properties recently became vacant after several years. The property now needs repairs and improvements. But they are not scrambling to find the money. Why? The property's cash flow has been accumulating inside its reserve fund. That reserve can now pay for the work. No emergency credit card. No unexpected cash call to the joint venture partner. No panic. The rental business generated the money needed to maintain the rental business. That is how Wayne and Gabby believe a long-term portfolio should be built. Is That Basement Suite Actually Legal?The second major topic today begins with a situation Wayne recently heard about. An investor had been renting a basement suite when the municipality contacted them and wanted to inspect it. The problem? The suite was not properly permitted. Now the investor is facing questions about whether the tenant can continue living there and what happens to the economics of the property if that basement rent disappears. This is why Wayne believes investors need to verify secondary-suite status before purchasing the property. The Numbers Can Look AmazingNon-conforming suites can be tempting. Imagine two similar properties. One has a fully legal secondary suite. The other has a basement suite that looks almost identical but was never properly permitted. The non-conforming property may sell for less while producing almost the same advertised rental income. On a spreadsheet, that can look like an incredible deal. But that additional rent comes with risk. If something happens and you can no longer rent the basement separately, does the property still work? The Question Wayne Would AskIf you are considering purchasing a property with a non-conforming basement suite, Wayne suggests running a worst-case scenario: Does this property still cash flow if I cannot rent the basement separately? Assume the suite gets shut down. Assume you must rent the entire house as one unit. Does that rent still cover the property's expenses? Does it still pass the 5% Rule? If the answer is no, you need to understand exactly how much risk you are accepting. Wayne and Gabby's preference remains much simpler: Buy or build legal suites. Don't Overpay for an Illegal SuiteWayne gives a simple example. Imagine similar bungalows in a neighbourhood are worth: $400,000 A comparable property with a properly permitted legal suite might be worth: $500,000 Now imagine another $400,000 bungalow has an unpermitted basement suite. An investor sees the additional rental income and pays: $450,000 They think they received a bargain because it is cheaper than the legal suited property. But that unpermitted suite does not necessarily create the same market value as a fully legal one. You may have simply paid $50,000 too much for a $400,000 house. How to Check Whether a Basement Suite Is LegalBefore buying a suited property, investigate it. 1. Check the ZoningDetermine whether secondary suites are permitted under the property's zoning and municipal rules. 2. Check the PermitsFind out whether the correct permits were actually issued for the secondary suite. Do not simply take the seller's word for it. 3. Confirm Final InspectionsA permit being opened does not necessarily mean the work received final approval. Ask whether all required inspections were completed and the permit was properly closed. 4. Compare the Current Suite to What Was ApprovedA previous owner may have obtained approval and then changed the property afterward. Make sure today's layout and use still correspond with what was permitted. Some Cities Make This EasierDepending on where you are investing, your municipality may provide online tools that can help with the initial research. Wayne and Gabby discuss several examples. Edmonton has tools investors can use to research secondary-suite permits. Calgary has a secondary-suite registry. Winnipeg allows investors to search issued permits by address. Other cities, including Toronto and Vancouver, have permit and property-research tools, but investors may still need to contact the appropriate municipal department to confirm the actual status of a secondary suite. The easiest approach is usually: Search the city's online tools first. Then, if there is any uncertainty, contact the municipality directly and ask: "Does this address have a permitted secondary suite, and were all required final inspections completed?" What Causes the City to Investigate?Municipalities generally are not driving around neighbourhoods searching for illegal basement suites. Problems often begin because somebody complains. Two obvious possibilities are: Tenants. And: Neighbours. A tenant who becomes unhappy with the landlord may discover that the suite is not legal. A former tenant may complain. A neighbour who is frustrated with parking, noise or repeated rental problems may report the property. Everything can operate smoothly for years. Until somebody makes the phone call. What Happens to the Tenant?This is one of the risks investors sometimes overlook. You may have a valid residential tenancy agreement with someone living in the basement. If the municipality determines they can no longer legally occupy that space, you now have two problems. You lost the rental income. And your tenant may need somewhere else to live. Depending on the circumstances and applicable law, the landlord could potentially face costs resulting from being unable to provide the premises promised under the tenancy agreement. That could include temporary accommodation, moving, storage or other expenses. This is an area where investors should obtain proper legal advice for their specific situation. Don't Forget the Insurance CompanyAnother major concern is insurance. Imagine you buy a property with an illegal secondary suite. You obtain landlord insurance. You collect rent. Everything appears fine. Then there is a major claim. A fire. Serious water damage. Liability involving an occupant. The insurance company investigates and discovers the property was being used differently than represented or that an unpermitted secondary suite was being occupied. That is not the time you want to discover that your coverage may be affected. Wayne recommends being transparent with your insurance professional and making sure the property is properly insured for the way it is actually being used. The Liability You Don't WantWayne also discusses the extreme scenario investors sometimes hear about involving fires in illegal basement suites. If a landlord knowingly operates an unsafe or prohibited suite and someone is seriously injured or killed, the consequences could go far beyond lost rent. The circumstances surrounding any legal liability would depend heavily on the facts, but the underlying lesson is simple: Do not knowingly ignore serious safety or permitting issues. Saving money by avoiding permits is not worth taking a catastrophic risk. The Main LessonA beautiful basement suite does not automatically mean you have two legal rental units. And a spreadsheet showing two rents does not mean you can count on receiving both rents forever. Before buying: Check the zoning. Check the permits. Confirm final inspections. Verify what was actually approved. Speak with your insurer. And run the property numbers assuming that basement rent disappears. If the entire investment collapses without the non-conforming suite, understand that you are taking a significant risk. Wayne and Gabby's preferred approach is straightforward: Buy legal. Build legal. The additional cost is usually much easier to deal with than discovering years later that the rental income your entire investment depended on was never guaranteed in the first place. About Your HostsWayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide practical Canadian real estate investing education, lessons from their own portfolio and free coaching every weekday morning. Send Your Questions to the ShowHave a question you want Wayne and Gabby to answer? REI Masters MentorshipThe REI Masters Mentorship Program is a 12-month real estate investing coaching program with Wayne and Gabby. Students receive education, courses, resources, contracts and ongoing coaching to help them analyze deals, build systems and grow their real estate investing business. The 5% Rule™Learn Wayne Hillier's framework for determining whether a rental property produces sufficient cash flow relative to the investment. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Morning ShowJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be at REIcon Friday and Saturday. The Canadian Real Estate Investing Morning Show will broadcast live on stage Saturday morning, followed by Wayne and Gabby presenting later that day. 🌐 reiconference.ca Use discount code: REIMASTERS15 for 15% off your tickets. REI Masters Annual RetreatEdmonton, Alberta Specialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Your Tenant Is Running a Business From Your Rental. Now What? | 02 Sep 2026 | 00:49:33 | |
Your Tenant Is Running a Business From Your Rental. Now What? Your tenant starts operating a business from your rental property. Do you care? Maybe not. But your condo corporation, municipality, lease agreement and insurance company might. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down a real situation happening inside their own rental portfolio after a condo corporation discovered that one of their tenants was advertising childcare services from the property. The tenant may simply have been trying to earn some additional income. From Wayne's perspective, that alone is not the problem. The problem is what that business could potentially do to the risk and liability attached to the property. Customers entering the rental. Children being cared for inside. Additional traffic and parking. Increased wear and tear. Business equipment or inventory. Potential injuries. And most importantly: What happens to your landlord insurance policy if the property is being used for something your insurer never agreed to cover? This is the kind of boring property-management system that becomes extremely important the day something goes wrong. What You'll Learn
Wayne starts today's episode responding to a listener who complained that the Morning Show does not spend enough time discussing inflation, trade negotiations, interest-rate predictions and daily real estate-market news. His response is that most of that information has very little impact on how he operates a properly structured long-term rental portfolio. Wayne's strategy is not built around predicting what property values will do next month. It is built around buying properties capable of surviving 20 years or more. That means strong cash flow, strong returns without relying on appreciation, strong tenant demand, the right landlord environment, promising long-term market fundamentals and systems capable of protecting the investment when something inevitably goes wrong. Wayne does pay attention to market information when it could influence an actual decision. Should he buy? Sell? Refinance? Take equity out? Change financing strategy? Those forecasts matter because they affect the operation of the business. But endlessly predicting whether values will move slightly up or down is not the foundation of his investing strategy. Long-Term Investors Need SystemsThis leads directly into today's primary topic. If you are planning to own a property for 20 years, you need systems for situations that may only happen once or twice during that ownership period. A tenant operating a business from the property is one of those situations. The probability may be relatively low. The consequences could still be significant. And Wayne's philosophy is that the investor should have the system before the problem appears. The Real Situation: A Tenant Advertising ChildcareWayne and Gabby recently received an email from the manager of one of their condominium corporations. Someone had discovered a social-media advertisement from their tenant offering childcare or day-home services from the rental property. The condo corporation provided Wayne and Gabby with a screenshot of the advertisement, the applicable condominium bylaw and a request that the activity stop. The condo bylaws prohibited this type of commercial activity from the townhouse. Wayne's personal reaction was not: "How dare our tenant make money?" Quite the opposite. If the tenant can earn additional income, that may improve their financial situation and ability to pay rent. The problem is that Wayne's personal opinion does not override the condo bylaws. And even without the condo restriction, there would still be several other issues to investigate. Working From Home Is Not Necessarily the Same ThingA home-based business can mean many different things. Someone working remotely on a laptop is obviously different from operating a daycare. Someone selling T-shirts online and shipping them through the mail is different from running a salon with customers coming through the door every hour. Gabby says one of the most important dividing lines is often: Are customers attending the property? Once customers begin arriving, the potential liability changes. That can also affect parking, neighbours and common-property usage in a condominium. A childcare business creates another level of concern because multiple children may be on the property for extended periods. Increased Wear and TearInsurance is not the only concern. Different businesses can also affect the physical property. Consider customer traffic, equipment, furniture, inventory, frequent use of entrances, additional plumbing or electrical usage and changes made to rooms to accommodate the business. The question becomes: How is this business changing the way my rental property is being used? That matters to both the landlord and insurer. Check the Condo BylawsFor condominium properties, this is one of the first checks. A tenant must comply with the condominium corporation's bylaws. A landlord cannot simply tell the tenant: "I'm okay with it." If the activity violates the condo bylaws, the landlord's permission does not solve the problem. That is exactly what happened in Wayne and Gabby's situation. The activity was prohibited under the condo bylaws, so it could not continue. Check Municipal RequirementsIf the property is not governed by restrictive condo bylaws, or if the bylaws permit the activity, the next question is whether the municipality allows it. Some businesses may require licensing, permits, specific zoning, parking requirements, occupancy restrictions or other approvals. However, municipal approval does not automatically mean the landlord or condo corporation must allow it. There can be multiple layers of requirements. Put It in the LeaseWayne recommends that landlords address home-based businesses directly in the lease. His preferred default is: No business activity without landlord approval. That does not mean the landlord can never approve one. It means the tenant must first ask. The landlord can then investigate: What exactly is the business? Will customers attend? Is it permitted by the municipality? Is it permitted by the condo corporation? Does it affect insurance? Is additional coverage required? Once those questions are answered, the landlord can make an informed decision. Leaving the lease silent creates unnecessary ambiguity. The Biggest Issue: InsuranceThis is where today's episode becomes especially important. A landlord insurance policy is written based on the expected use of the property. The insurer believes it is insuring a residential rental. If that rental begins functioning partly as a commercial operation, the risk may change. That could affect policy eligibility, liability coverage, premiums, deductibles, exclusions or required coverage. Wayne uses the example of someone operating a hair business. Imagine a customer gets injured. Or a hot styling tool causes a fire. The insurer investigates the loss and discovers that a commercial hair operation was being run from a property insured simply as a residential rental. That is not something Wayne wants to discover after the claim. Questions to Ask Your Insurance BrokerIf you are considering allowing a tenant to run a business from your rental, Wayne and Gabby recommend speaking directly with your insurance broker. Ask:
That last question matters. A phone conversation with a broker is useful. Written confirmation is much better. Don't Accuse the Tenant Before Confirming the FactsGabby emphasizes another important part of the process. Just because somebody tells you that your tenant is running a business does not automatically make it true. Verify first. Ask for evidence. Review the advertisement. Review the condo bylaws. Confirm what the tenant is actually doing. Check municipal requirements. Speak with your insurer. Then communicate with the tenant. In Wayne and Gabby's situation, they already had screenshots of the advertisement and the applicable condominium rule. That gave them enough information to address it properly. How Wayne and Gabby Addressed the TenantTheir assistant sent the tenant a professional written message. The tone was not aggressive. They acknowledged that the tenant may not have realized the activity would create an issue. They explained that the childcare services were contrary to the condominium bylaws and their lease agreement. They asked the tenant to discontinue providing the services from the property. And they invited the tenant to respond if there had been a misunderstanding. That is a much better approach than immediately sending an angry threat. Get the facts. Explain the issue. Put it in writing. Don't Stop at the EmailSending the email does not finish the process. The landlord still needs to verify compliance. That may mean a follow-up. It may mean an inspection with proper notice. It may mean monitoring whether the activity continues to be advertised. The important part is having a documented process rather than simply assuming: "I told them to stop, so I'm sure they stopped." Property Managers Don't Remove Your ResponsibilityWayne finishes with an important warning for investors using property managers. Hiring a property manager does not mean you should completely stop paying attention. A tenant could pay rent on time, have excellent credit, never complain, remain in the property for five years and still be operating an activity that creates significant liability. If nobody ever checks the property, how would you know? Wayne is not criticizing property managers. His point is that the risk ultimately belongs to the property owner. If something goes wrong, ignorance does not automatically protect you. You need systems that ensure these issues are actually being checked. The Main LessonHome-based businesses are not automatically bad. Some may create almost no meaningful additional risk. Others can fundamentally change how the property is being used. The landlord's job is not to make assumptions. The landlord's job is to investigate. Check the lease. Check the condo bylaws. Check municipal requirements. Check the insurance. Confirm the facts. Communicate in writing. Verify compliance. That may not be as exciting as predicting next month's interest-rate decision. But these are the systems that help you keep a rental property profitable and protected for 20 years. And that is where long-term real estate wealth is actually built. About Your HostsWayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide practical education, free coaching and lessons from operating their own Canadian rental-property portfolio. Resources & Contact Send Your Questions to the ShowHave a question about tenants, insurance, property management, buying rental properties or building your portfolio? Wayne and Gabby answer investor questions on the Morning Show. REI Masters MentorshipWork directly with Wayne and Gabby on acquisitions, financing, landlord systems, tenant management, deal analysis and building a profitable Canadian real estate portfolio. Remote Property Management CourseLearn Gabby's systems for managing rental properties without needing to personally attend every inspection, showing or property-management issue. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Join Wayne and Gabby for real estate investing education in Edmonton. 🌐 reiconference.ca REI Masters Annual RetreatEdmonton, Alberta Specialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Stop Gambling On Real Estate | 01 Sep 2026 | 00:49:00 | |
Real Estate Is a Business, Not a Gamble Why did Wayne Hillier choose real estate investing over stocks, traditional investments, or other ways of building wealth? Because Wayne never wanted to rely on simply hoping an asset would increase in value. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer two investor questions: why they chose real estate investing in the first place, and how to approach friends or family about becoming joint venture partners without making the relationship weird. Wayne explains the realization that changed how he looked at real estate: A rental property isn't just an asset. It's a business. You can buy a property for its ability to generate revenue, control expenses, create cash flow and build equity — without requiring the property value to increase for the investment to work. The second half of today's episode tackles another common investor roadblock: raising money. If you have a great deal but need a money partner, how do you ask your friends? Wayne and Gabby's advice is surprisingly simple: Stop being weird about it. Have the conversation. 🧠 What You'll Learn
Wayne and Gabby start today's episode with another update from their own portfolio. They recently completed an inspection on one of their newest potential acquisitions. Gabby had not previously seen the property but liked what she saw. It had already been renovated, appeared well suited to their target tenant profile, and looked like the type of property that could potentially be rented quickly without a major renovation. There were some areas that looked somewhat DIY or rough around the edges, but nothing immediately appeared catastrophic. Wayne was also heading to inspect another recently renovated property immediately after the show. That reflects where Wayne and Gabby are today in their investing journey: They like easy. Turnkey. Minimal renovations. Minor repairs. Get the property rented. Then move on to the next opportunity. You Don't Have to Buy the Worst HouseWayne pushes back against a common message in real estate investing education: That investors need to find the ugliest, smelliest, most distressed property possible. Those properties can create opportunities. But they are not required. You also do not have to manufacture massive equity on every purchase for the investment to be successful. If the property functions properly as a rental business, generates good cash flow and produces an appropriate return, buying something turnkey can be completely reasonable. The strategy should depend on the investor. What are you trying to accomplish? How much time do you have? How much work are you willing to take on? What risks do you need to avoid? Wayne and Gabby describe their role as coaches as helping investors reverse engineer the life they actually want, then finding the path of least resistance to get there. The objective is not to become really good at renovating terrible houses. The objective is to use real estate to create the outcome you want. When the "Smell of Money" Is Your Own PropertyIronically, Wayne and Gabby also walked into one of their existing rentals yesterday and immediately noticed a smell. The tenant had lived there for approximately three years and had always paid rent. But after getting possession back, the property was rougher than expected. It needed a substantial deep cleaning. There were damages and worn finishes. Some things needed repairs. And replacing one item could easily start pulling the thread that turns a small refresh into a major renovation. Wayne joked that this time it was not the "smell of money." It was the smell of money leaving their pocket. Their goal is to find the balance. They do not want to be cheap landlords. They also do not want to over-renovate a rental property and spend money that will never generate an adequate return. The property needs to meet the expectations of the tenant profile and market it serves. This Is Why Cash Flow MattersThere is one reason this situation is not particularly stressful: The property has been extremely profitable. Wayne and Gabby keep their rental-property cash flow inside the portfolio rather than pulling it out personally. That money builds reserves. So when a property eventually needs repairs, cleaning, renovations or updates, the money is already available. There is no panic. No scrambling for a credit card. No wondering how they will afford the work. The business has generated the money required to maintain the business. As Wayne explains: Good cash-flowing properties are easier to operate. That is one of the reasons his investment criteria place so much emphasis on cash flow from day one. Why Wayne Chose Real Estate InvestingThe first listener question today was: "What made you decide to invest in real estate?" Yesterday's episode explained part of Wayne's origin story before real estate. Today he explains why, once he was earning good money in Alberta, real estate became the investment vehicle he ultimately chose. Wayne had reached a point where his career income had grown significantly. But he could also see the ceiling. The next major promotion was not immediately coming. The next huge raise was not coming. And he watched people around him make great incomes while spending almost everything they earned. Wayne did not want to do the same thing. He needed somewhere productive to put the additional money. That led him to investing. Why Traditional Investing Didn't Appeal to WayneWayne started researching stocks and traditional investments. But he struggled with the concept. From his perspective, putting money into something and then hoping its price increases felt too much like gambling. Give money to a financial advisor. Hope they choose the right investments. Buy a stock. Hope the company performs. Buy an asset. Hope demand increases its value. Wayne wanted more control. His previous experience playing poker actually helped shape the way he thought about this. Poker involved uncertainty, but Wayne could still make decisions throughout the game. He could evaluate information. Control his bets. Change his strategy. Manage his risk. He wanted an investment where his own knowledge and decisions could similarly influence the outcome. Then he started understanding rental real estate. A Rental Property Is Like Buying a FranchiseThis became the key realization. Imagine someone offered you several franchises. Every franchise costs: $300,000. Forget about whether the franchise itself will eventually increase in value. Instead, evaluate the business. How much revenue does it generate? What are the expenses? How much profit remains? What return are you receiving on the money you actually invested? What is the demand for its product? What are the risks? Wayne realized that rental properties can be evaluated in much the same way. Except instead of paying $300,000 cash for the entire business, you may invest approximately: $60,000 as a 20% down payment. Now evaluate what that $60,000 produces. Cash flow. Mortgage principal paydown. Return on invested capital. Tenant demand. Operating expenses. That is the business. Forget AppreciationWayne says he could theoretically buy a $300,000 rental property and have it remain worth exactly $300,000 for decades. If the business itself produces strong profits and acceptable returns, the investment can still work. That changes everything. Instead of asking: "Will this house go up in value?" Ask: "Does this rental business make money?" Wayne argues that too many investors obsess over the value of the box while ignoring what is happening financially inside the box. His investment strategy does not require appreciation. If appreciation happens over a long holding period, great. That is a bonus. But the property should already work without it. The Five Fundamentals + The 5% RuleThat does not mean rental properties are guaranteed to succeed automatically. There are still variables outside an investor's control. Tenant demand. Rental supply. Economic conditions. Interest rates. Market conditions. That is why Wayne developed a set of fundamentals for determining where and what to buy. He wants properties that:
He also uses the 5% Rule™ Cash Flow Test to determine whether the property produces enough cash flow relative to the investor's down payment. The objective is not to predict the future perfectly. It is to build enough margin into the investment that it does not require everything to go perfectly. How Do You Ask Friends to Invest With You?The second listener already has a deal. Their problem is money. They want to bring on an investor but are concerned that asking friends to partner could damage the relationship. Wayne's first piece of advice: If they are genuinely good friends, respectfully asking them about an opportunity should not destroy the friendship. You are not demanding money. You are asking a question. If they say no? Cool. Move on. Continue being friends. Stop Treating It Like You're Begging for MoneyGabby makes an important distinction. A joint venture is not: "Please give me money because I need it." It should be: "I have an opportunity that may benefit both of us." A basic example discussed in the episode could look like this: You have the deal, experience and ability to operate the investment. Your partner brings the mortgage qualification and capital. You manage the real estate investment. When the deal eventually exits, the investor receives their contributed capital back according to the partnership structure, and profits are shared — in Wayne's example, potentially 50/50. Both parties bring something valuable. Both parties benefit. That changes the conversation. How Wayne Would AskIt does not need to be a presentation. It does not need to be a dramatic meeting. And you probably do not need a PowerPoint projector in your basement. Have a normal conversation. You are investing in real estate. You found a good opportunity. You are looking for people who may want to partner. Explain what each person contributes. Explain how the economics work. Ask whether they are interested. If the answer is no: "No problem. I figured I'd ask." Then continue with your friendship. Do not make it weird. They May Say No Today and Yes LaterThere is another reason Wayne believes investors should consider letting people know what they are doing. Your friend may say no today. But now they know. They may begin watching. They see you buying properties. They see deals succeeding. They watch your knowledge improve. They watch your portfolio grow. Six months or two years later, they may come back and ask: "Are you still looking for partners?" That conversation never happens if nobody knows the opportunity exists. What If All Your Friends Say No?Wayne's solution is uncomplicated: Go make more friends. If you have spoken respectfully with everyone in your existing network and nobody wants to partner, expand your network. Meet more investors. Attend events. Build relationships. Keep doing deals. Keep improving your knowledge. Keep demonstrating what you can do. Your current social circle does not have to define the eventual size of your real estate business. The Main LessonBoth topics today ultimately come down to the same idea: Take control of the things you can control. Wayne chose rental real estate because he could focus on operating a profitable business instead of relying entirely on asset appreciation. And if capital is currently the obstacle preventing you from buying another property, you can control whether you actually have conversations with potential partners. Stop waiting. Stop imagining every possible negative outcome. Evaluate the opportunity. Understand the numbers. Have the conversation. If somebody says no, move on. If they say yes, you may have just created an opportunity for both of you. But you will never know if you never ask. 👥 About Your HostsWayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide practical real estate investing education, coaching and lessons from their own experience buying and operating rental properties. 💡 Resources & Contact Send Your Questions to the ShowWayne and Gabby provide free coaching by answering real estate investing questions on the Morning Show. Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby on acquisitions, deal analysis, financing, joint ventures, raising capital, property management and building a profitable Canadian real estate portfolio. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Join Wayne and Gabby for an intimate real estate investing education weekend in Edmonton. 🌐 reiconference.ca REI Masters Annual RetreatEdmonton, Alberta The annual REI Masters mentorship retreat brings the community together for education, planning and long-term real estate investing strategy. 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Wayne Hillier Before Real Estate: Debt, Gambling & Rock Bottom | 31 Aug 2026 | 00:52:53 | |
Wayne Hillier Before Real Estate: Debt, Gambling & Rock Bottom Before the rental properties, businesses, coaching and real estate investing success, Wayne Hillier was living a very different life. He was working at a gas station for roughly $14–$16 an hour, carrying credit-card debt, gambling, trying to keep up with friends who were progressing in their careers, and feeling increasingly stuck. Then one weekend, Wayne bought a sports lottery ticket. For several hours, he believed he may have won approximately $340,000. What happened next became one of the pivotal moments that eventually pushed him to leave Ontario, move across the country to Alberta, meet Gabby and ultimately discover real estate investing. It is a chapter of Wayne's story he says he had almost completely forgotten — and had never shared on the podcast before. The lesson that came from it would eventually shape much of what happened next: No one is coming to save you. 🧠 What You'll Learn
Wayne says he has told the story of how he got into real estate investing hundreds of times. Usually, the story starts with him leaving Ontario and moving to Alberta. But today he realized there was an important part missing. Around 20 years ago, Wayne was in his early twenties and had effectively abandoned his original plan to go to school and become an accountant. He had paid for school and had a plan, but the path did not feel right. He talked to people already working in accounting and realized that the life he was building toward was not the life he wanted. The problem was that once he walked away from that plan, he had no replacement. He was working at a gas station, making close to minimum wage, while many of his friends were progressing through the trades, earning more money, buying cars and moving forward. Wayne felt like everyone else's life was moving while his was standing still. Debt, Gambling and Keeping UpInstead of solving the bigger problem, Wayne started trying to keep up. His friends were earning substantially more than he was. They could afford the bar. They could afford the casino. They could afford nicer cars. Wayne could not. That led to increasing credit-card limits and spending money he did not really have. The casino became part of the routine. Online poker became another outlet. Wayne says he was actually a decent poker player, but a terrible gambler. He could win repeatedly and then lose everything by increasing the stakes. That was the pattern. Win. Get confident. Bet bigger. Lose it. The $340,000 TicketOne of the gambling activities Wayne and his friends regularly participated in was Proline Pools. They would select the winners of a group of NHL games, and everyone who correctly picked every game would split the prize pool. Most weeks, Wayne remembers there being only one, two or maybe three winners. That meant the payouts could become very large. One weekend, Wayne got almost everything right. By the final night, only a few games remained. One by one, his picks won. Eventually it came down to the final game. The team Wayne had selected fell behind badly. He basically gave up on it. Later, the game became close again. With very little time remaining, the team he picked scored and won. Wayne had selected every game correctly. The prize pool was approximately: $340,000. For a Few Hours, Wayne Thought His Life Had ChangedAt the time, Wayne was making roughly $14 an hour, working limited hours and carrying debt. Suddenly he believed he might be about to receive life-changing money. He started imagining what that money could mean. He thought he had bought himself years of freedom. He did not have a real investment plan. He did not know anything about real estate investing yet. He simply thought: I finally have options. But the official results did not appear. Wayne kept refreshing the website. Nothing. He eventually went to sleep. He woke up early. Still nothing. Then he had to go to work. This was before smartphones were common, so Wayne spent most of the day wondering whether he had just won hundreds of thousands of dollars. From $340,000 to $350When Wayne finally checked the results, he understood why they had taken so long to process. There were not one or two winners. There were more than: 800 winners. His portion of the approximately $340,000 prize pool was roughly: $350. The emotional swing was enormous. For hours, Wayne believed life had finally handed him an escape. Instead, he received a few hundred dollars. The Spiral Got WorseThat was not quite the bottom. Wayne then took the money and entered an expensive online poker tournament. For someone making roughly $14 an hour, spending hundreds of dollars on a single poker tournament was a major risk. He played for hours. He finished just outside the payout positions. The money was gone. The imagined $340,000 was gone. The $350 was gone. Wayne says he nearly threw his computer monitor through the wall. That week forced him to face something he had been avoiding: His life was not going to change because he got lucky. "No One Is Coming to Save Me"Wayne describes this as one of the moments when he realized: The world was not going to take care of him. The lottery was not coming. Nobody was going to arrive and fix his life. If something was going to change, he had to change it himself. That realization led to another decision. Late at night, Wayne drove to the gas station where another employee was working. That employee had previously moved to Alberta and had done well financially before eventually returning to Ontario. Wayne stayed there for hours asking questions. What was Alberta like? Could he find work? How much money could he make? Where would he live? How would he get there? What would he need? Less than a week later, Wayne loaded up a U-Haul and drove across the country. One Decision Led to AnotherThat move changed everything. Moving to Alberta eventually put Wayne in a townhouse complex across the walkway from Gabby. Then another small decision changed his life again. Wayne happened to work overtime one day. Instead of arriving home at his usual time, he got home later while Gabby was celebrating her birthday. Someone invited him over. Wayne said yes. He met Gabby. They have been together ever since. None of those decisions looked life-changing in the moment. Taking overtime. Talking to a coworker. Moving provinces. Choosing one rental property. Accepting an invitation. But each decision moved Wayne in a different direction. Together, they completely changed his life. What If Wayne Had Actually Won the Money?During the episode, Wayne asks an interesting question. What if he really had won the $340,000? His conclusion is that the money probably would not have saved him. At that point in his life, he did not have the knowledge, discipline or experience to use it properly. He believes he probably would have spent it. He may have gambled more. He may have bought expensive things. And eventually he may have ended up in exactly the same position — just later. That is the important distinction. Money alone does not create wealth. You need to know what to do with it. Knowledge Changed EverythingToday, Wayne says if someone handed him $340,000 and asked what to do with it, the situation would be completely different. Now he understands:
That knowledge came from years of reading, coaching, education, experience and actually investing. Wayne's biggest asset was not getting lucky. It was becoming the person who knew what to do when opportunities appeared. The Main LessonIf you are in a difficult place right now, the message from today's episode is not that everything changes overnight. It usually does not. Start with one decision. Ask a question. Learn something. Talk to somebody who has already done what you want to do. Stop waiting for the perfect opportunity. Stop waiting for luck. Stop waiting for somebody to rescue you. Wayne went from making bad decisions to making better ones. Those better decisions eventually led him across the country. They led him to Gabby. They led him to real estate investing. They led to businesses, investments and opportunities he could not have imagined while working behind the counter of a gas station twenty years earlier. The turning point was recognizing: No lottery is coming to save you. No one is coming to save you. And that means you are allowed to start changing your own life. 👥 About Your HostsWayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide practical real estate investing education, coaching, personal experiences and lessons for investors across Canada. 💡 Resources & Contact Send Your Questions to the ShowHave a real estate investing question or something preventing you from taking action? Send it in and Wayne and Gabby may answer it on an upcoming episode. Join the REI Masters Mentorship ProgramThe REI Masters Mentorship Program is a 12-month coaching and education program designed to help investors shorten the learning curve, analyze deals, make better decisions and build a real estate investing strategy. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Join Wayne and Gabby for an intimate real estate investing education weekend in Edmonton. The Canadian Real Estate Investing Morning Show will also be recorded live on stage during the event. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Agreements for Sale Explained: Real Seller Financing Deals With Zero Money Down | 28 Aug 2026 | 01:01:14 | |
Agreements for Sale Explained: Real Seller Financing Deals With Zero Money Down Seller financing sounds almost too good to be true. An investor buys a property with little or none of their own money. The seller leaves financing in place. The investor operates the property, collects rent, benefits from cash flow and mortgage paydown, and eventually pays the seller out according to the terms of the agreement. In Canada, one strategy Wayne used extensively to accomplish this is an Agreement for Sale. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby continue yesterday's seller-financing discussion by breaking down two real Agreements for Sale Wayne negotiated himself. These are not hypothetical examples. They show how Agreements for Sale can work in the real world, why a seller might agree to one, how Wayne found these opportunities, what he listened for during conversations with sellers, and why the best Agreement for Sale deals create a legitimate win for both sides. As Wayne says: "If you understand the strategies, you'll recognize the opportunities." 🧠 What You'll Learn
An Agreement for Sale is a form of seller financing where the buyer and seller enter into a contractual arrangement that allows the buyer to acquire control and economic benefit from the property while some or all of the seller's existing financing remains in place for an agreed period. Wayne explains that the concept is often compared with "subject-to" investing in the United States, although Canadian Agreements for Sale have their own legal structures, documentation and requirements. This is not a strategy Wayne recommends trying after watching a handful of social-media videos. The contracts matter. The financing terms matter. The legal protections matter. The underlying property still needs to make sense. And the more complicated the financing structure becomes, the more important proper education and professional advice become. Why Wayne Loves Agreements for SaleWhen Wayne first learned Agreements for Sale, he says the strategy completely changed what he believed was possible in real estate investing. Before understanding creative financing, investors often think their growth is limited by two things: How much cash they have. And how many mortgages the bank will approve. Agreements for Sale can potentially create another option. The seller may become part of the financing solution. Wayne became so focused on the strategy that, for approximately three years, he says he lived and breathed Agreements for Sale and developed systems specifically for finding these opportunities. Agreements for Sale Must Be Win-WinWayne also explains that he initially struggled with seller financing because he did not want to build wealth by taking advantage of people in difficult circumstances. The solution was changing the objective. The goal was not: Find desperate sellers and convince them to sign an Agreement for Sale. The goal became: Understand the seller's problem and determine whether an Agreement for Sale genuinely solves it. If it does, great. If the seller has a better option, they should take the better option. Wayne and Gabby describe that approach as ethical sales. You listen first. Then determine whether you actually have a solution. Agreement for Sale Deal #1: The Couple Who Needed to Move OnThe first example involved a couple who had purchased a home together and later decided to separate. They had only recently purchased the property and had very little equity. Their mortgage balance was approximately equal to the property's market value. They had already attempted to sell conventionally and privately, but selling would potentially require them to bring money to closing. They also did not want to keep the property as landlords because that would force them to continue operating something together after their relationship ended. Their real problem was simple: They wanted to separate financially and move on with their lives. An Agreement for Sale provided a possible solution. Why This Became a Zero-Money-Down Agreement for SaleUnder normal circumstances, Wayne was not particularly interested in the property. The cash flow was not exceptional. There was no significant renovation opportunity. And if he needed to put 20% down and obtain a traditional mortgage, there were better investments available. But the financing changed the economics. The sellers had essentially no equity. If they sold conventionally, they were not going to receive a large cheque anyway. So Wayne asked: Why would he need to give them a traditional down payment? Instead, the Agreement for Sale could allow the underlying mortgage to remain in place while the buyer assumed the contractual responsibility for operating the property and making the required payments. The sellers could walk away. The buyer did not need to bring a conventional down payment. That created a potential zero-money-down Agreement for Sale. Why the Agreement for Sale Term MattersWayne did not simply want seller financing. He wanted enough time for the strategy to work. A one-year Agreement for Sale would have created pressure to refinance or sell almost immediately. Instead, the sellers had approximately three years remaining on their mortgage term. Wayne proposed: Three years, with an option to extend another five years. Potential total term: Eight years. During that time, the buyer could potentially benefit from:
At the end of the Agreement for Sale term, the remaining mortgage balance could be paid out through refinancing, sale or another agreed strategy. What Did the Sellers Get?The sellers got the thing they actually cared about. They got to move on. Wayne proposed taking responsibility for the expenses and operation of the property while the existing financing remained in place. A joint bank account could be used so the sellers could see that the required mortgage payments were being funded. There was no need for an aggressive pitch. The Agreement for Sale simply solved their problem. Wayne ultimately assigned the Agreement for Sale contract to another investor rather than keeping it. Based on his original projections, Wayne estimates that the investor may eventually generate somewhere around $150,000–$200,000 from the deal, depending on the final rents, financing costs, appreciation and exit. Agreement for Sale Deal #2: A Seller Who Was Not DesperateThe second Agreement for Sale example had a completely different seller. This seller was not facing foreclosure. He was not desperate. He simply wanted to sell privately and maximize how much money he kept. His expected outcomes were approximately: Private sale: $30,000 in his pocket versus approximately: Traditional realtor sale: $10,000 in his pocket Wayne stayed in contact but did not try to force an Agreement for Sale on him. Eventually, after struggling to sell privately, the seller came back to Wayne. That is when Wayne asked one very important question: "What are you going to do with the money?" Turning the Agreement for Sale Into an Investment for the SellerThe seller did not actually need the $30,000 immediately. He said he would probably invest the money. That gave Wayne a completely different way to structure the Agreement for Sale. Instead of receiving approximately $10,000 immediately after a traditional sale, Wayne proposed that the seller wait roughly seven years and receive approximately $30,000 later. For that seller, the Agreement for Sale was no longer just creative financing for Wayne. It became an investment decision for the seller. Wayne framed the alternatives clearly: Take approximately $10,000 today and invest it yourself. Or allow the Agreement for Sale to remain in place and receive approximately $30,000 later. The seller understood the numbers and agreed. Wayne says the seller signed the Agreement for Sale very quickly once the structure made sense to him. You Don't Convince Sellers to Do Agreements for SaleThis may be the biggest lesson from both examples. Wayne did not convince either seller to accept an Agreement for Sale. He listened. He asked questions. He learned what they were actually trying to accomplish. Then he determined whether an Agreement for Sale could provide a better solution. If it did, he presented it. If it did not, he was prepared to walk away. Gabby points out that this is why trust matters so much in creative financing. Seller financing is not about high-pressure sales. It is about problem solving. Agreements for Sale Can Also Be AssignedWayne did not keep either of the two Agreements for Sale discussed today. Instead, he assigned the contracts to other investors. One Agreement for Sale assignment produced approximately: $5,000 The second produced approximately: $10,000 Total assignment income: Approximately $15,000 That means understanding Agreements for Sale does not only create opportunities to build your own portfolio. It can also create an additional source of off-market deals and assignment income for wholesalers and other real estate investors. The Main LessonAgreements for Sale can be incredibly powerful. They can potentially allow investors to:
But none of that means Agreements for Sale are easy or risk-free. This is advanced real estate investing. You need to understand the underlying property. You need to understand the financing. You need proper contracts. You need legal guidance. You need to understand your responsibilities to the seller. And above all: The Agreement for Sale needs to create a legitimate win for both parties. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from buying, financing, operating and managing rental properties across Alberta. 💡 Resources & Contact Learn Agreements for Sale & Seller FinancingAgreements for Sale, seller financing and creative real estate strategies are covered through the REI Masters education and mentorship programs. Learn how to find opportunities, understand seller motivation, structure financing and use proper systems and agreements. REI Masters Mentorship ProgramThe REI Masters Mentorship Program is a 12-month coaching and education program covering:
Have a question about Agreements for Sale, seller financing, creative financing or Canadian real estate investing? Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be presenting during the Summit Series, including education around due diligence, asset management and property management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday, September 12. Use promo code: REIMASTERS15 for 15% off registration. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Can You Fully Finance an Investment Property? | 27 Aug 2026 | 00:48:02 | |
Can You Fully Finance an Investment Property? Can you buy an investment property without bringing your own down payment? Sometimes. But there is a big difference between what is technically possible and what is actually smart. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer a listener question about borrowing the down payment for an investment property, using home equity, private lenders and seller financing. The biggest takeaway is simple: You can sometimes borrow the money — but the source of that money, the cost of that money and the risk you are taking matter enormously. 🧠 What You'll Learn
For a typical investment property, major lenders generally work around an 80% loan-to-value limit. That means if you are buying a $500,000 property, the lender may finance approximately: $400,000 The remaining: $100,000 needs to come from an acceptable down-payment source. Lenders want the borrower to have some financial exposure in the deal. If the investor has no money at risk, the lender may reasonably worry that it becomes much easier for that borrower to simply walk away if the investment starts going badly. That is why the source of the down payment matters. What About 5% Down?Higher loan-to-value mortgages can be available in certain circumstances for an owner-occupied principal residence. That is different from buying a traditional rental property. Wayne also gives an important warning in this section: Do not misrepresent an investment property as your principal residence in order to qualify for financing you would otherwise not receive. That can cross into mortgage fraud. Can You Borrow the Down Payment?Yes — under the right circumstances. One of the most practical examples discussed in the episode is using equity from a property you already own. Imagine your home is worth: $500,000 And you owe: $250,000 If a lender is willing to lend against the property up to 80% of its value, that would be approximately: $400,000 Since you already owe $250,000, there may be approximately: $150,000 of accessible borrowing room, subject to qualification and the lender's requirements. That equity can potentially be accessed through a home equity line of credit and used toward the down payment on another property. The important distinction is that the new debt is secured against existing equity. You are effectively moving some equity from one property into another. You Are Not Creating Equity Out of Thin AirWayne walks through the concept visually during the episode. If you have $250,000 of equity in one property and borrow $100,000 or $150,000 against it to purchase another property, your equity in the original property goes down. But you now have equity in the new property. The money did not magically appear. It moved. The potential advantage is that you now own two assets instead of one. If both properties appreciate, both mortgages are paid down over time and the rental property produces cash flow, you have created more opportunities for your net worth to grow. But that only works if the property you buy actually makes sense. Do Not Borrow Against Your Home for a Bad InvestmentWayne is very clear on this point. Using home equity can be a powerful tool. It can also be a terrible idea if you use that money to buy an investment that depends on speculation, excessive leverage or appreciation just to survive. The fact that financing is available does not mean the investment is good. The property still needs to produce strong enough economics to justify the risk. What About Private Lenders?Private lenders operate differently from major banks. They can create their own lending criteria and may be willing to finance deals that traditional lenders would not. Some may provide higher loan-to-value financing or permit borrowers to obtain the remainder of the capital from another source. The problem is: You pay for that flexibility. Wayne uses an extreme example of a $500,000 property financed around 15% interest. At 15% interest, the annual interest alone would be: $75,000 That works out to approximately: $6,250 per month in interest before property taxes, insurance, repairs, vacancy or any other expenses. For a long-term rental property, those numbers become very difficult to justify. Private Financing Can Have a PlaceWayne does not say private lending is always bad. For a short-term strategy such as a fix and flip, higher-cost financing may sometimes be acceptable if the investor has enough margin in the deal. If you borrow expensive money for three to six months, renovate the property, create substantial equity and sell it, the carrying cost can potentially be absorbed into the project. That is very different from trying to operate a long-term rental property indefinitely with extremely expensive debt. Seller FinancingThe other major option discussed is seller financing. Instead of the bank providing all of the financing, the seller may agree to finance part or potentially all of the purchase. Seller-financing structures can include strategies such as:
These can create opportunities where the buyer does not need a traditional down payment. But Wayne emphasizes that these are advanced strategies. The contracts, protections, risks and responsibilities matter. It is not something he recommends learning from a five-minute social media explanation. How Wayne and Gabby Built Their PortfolioSeller financing played an important role in Wayne and Gabby's early portfolio growth. At the time, raising capital was more difficult and social media did not provide the same opportunities to build an audience and attract investment partners. So they learned how to structure deals directly with sellers. They acquired properties where the seller financed the purchase, in some cases allowing Wayne and Gabby to buy with none of their own money invested into the acquisition. A Zero-Money-Down Property That Has Made $160,000Wayne shares an example of one property they acquired using seller financing in approximately 2017. They invested: $0 of their own money into the deal. The seller financed the property. Today, Wayne says the property cash flows approximately: $400 per month And has generated approximately: $160,000 in total profit/equity to date. He estimates they may be around $200,000 ahead by the time the property is eventually sold. That demonstrates the potential of seller financing when it is done properly. But Zero Money Down Does Not Mean Zero RiskThis is where Wayne adds an important warning. Just because a strategy produces an incredible return on the amount of cash invested does not mean you should fill your entire portfolio with highly leveraged deals. Wayne and Gabby deliberately moved toward building a portfolio with stronger cash flow and a more balanced debt structure over time. Why? Because eventually something goes wrong. Interest rates rise. Vacancies happen. Properties flood. Expenses increase. A pandemic arrives. An investor needs enough margin in the portfolio to survive. The Main LessonCan you fully finance an investment property? Yes, there are ways. You may be able to:
But every additional layer of leverage introduces risk. The objective should not be: "How can I buy as many properties as possible with no money?" The better question is: "How can I structure this investment so that it produces strong returns while still giving me enough margin to survive when something goes wrong?" Financing can help you scale. It should not become the reason the investment fails. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from buying, financing, operating and managing rental properties across Alberta. 💡 Resources & Contact Send Your Questions to the ShowHave a question about financing, down payments, seller financing, rental properties or building your portfolio? Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby on acquisitions, financing, seller-financing strategies, deal analysis, cash flow, risk management and portfolio growth. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be presenting on real estate investing, due diligence, property management and asset management. Calvin Hexter from Calvin Realty joins tomorrow's Morning Show to discuss the Edmonton real estate market and the upcoming Summit Series event. 🌐 reiconference.ca REI Masters Annual RetreatEdmonton, Alberta The annual REI Masters mentorship retreat brings the community together to build investing roadmaps, work on long-term goals and strengthen the relationships within the mentorship community. 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Scared to Buy Your First Rental Property? Start Here | 26 Aug 2026 | 00:59:14 | |
Scared to Buy Your First Rental Property? Start Here Fear is normal when you are about to invest tens or hundreds of thousands of dollars. The question is not whether you are scared. The question is whether you understand enough to know what you are actually scared of, how to manage it, and what systems need to be in place before you take action. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby respond to a listener who wants to buy her first rental property but is worried about buying the wrong property, choosing the wrong tenant and eventually losing somebody else's money through a joint venture. The conversation becomes a live coaching session about fear, education, trust, relationships, joint ventures and why confidence in real estate investing comes from understanding — not blind optimism. 🧠 What You'll Learn
The listener who wrote into the show described three main fears: Buying the wrong property. Choosing the wrong tenant. And potentially losing somebody else's money through a joint venture. Gabby's response is that those fears are completely reasonable. Real estate investing involves significant amounts of money. You should take it seriously. The mistake is assuming the solution is to simply become fearless. It is not. The solution is to understand the risks well enough that they are no longer unknown. Education Comes Before TrustGabby explains that in the early years of their relationship, Wayne would often tell her: "Just trust me." The problem was that she did not understand enough to know why she should trust the decision. Blind trust was not enough. The turning point came through education. Gabby learned how rental properties worked. She studied Alberta's Residential Tenancies Act. She learned what would happen if a tenant stopped paying rent. She learned how evictions worked. She learned what to do if a tenant damaged a property. She learned the processes behind the situations she was afraid of. The more she understood, the more comfortable she became. As Gabby explains in the episode, fear and anxiety often come from not knowing what is going to happen or not knowing how you would handle it if it did. Once the process becomes understandable, the fear starts to shrink. Are Wayne and Gabby Always on the Same Page?Today? Usually. In the beginning? Absolutely not. Wayne describes Gabby as someone who often went along with the plan even when she was uncomfortable with it. Gabby says she would not recommend that approach to other couples. What eventually made their partnership work was understanding that they brought different strengths. Wayne brought confidence, drive and a willingness to solve problems. Gabby brought caution, risk awareness and a desire to understand the details. Those traits can clash. But they can also create a very strong investing partnership when both people communicate and respect what the other brings to the table. The aggressive partner may need somebody to slow them down. The cautious partner may need somebody to keep them from becoming permanently stuck. One person provides the accelerator. The other provides the brakes. You need both. Stop Falling in Love With StrategiesA major part of today's conversation is about something Wayne sees constantly: Investors becoming attached to a particular strategy. Townhouses. Single-family homes. BRRRRs. Rent-to-own. Fix and flips. Multifamily. Wayne and Gabby say they are not loyal to any particular strategy. They are loyal to fundamentals. Cash flow. Return on investment. Risk. Tenant demand. Good systems. Strong long-term economics. Then they look at the market and ask: What opportunity currently fits those fundamentals? That answer changes. Four years ago, Wayne was recommending certain single-family properties because the numbers made sense at the time. He recently re-ran the numbers on one of those properties purchased by a former student and calculated an approximately 275% ROI over four years. Today, that same opportunity may no longer exist. Different properties may now offer better economics. That is why investors should understand the fundamentals rather than simply copying the property type somebody else is buying. You Do Not Know What You Do Not KnowWayne explains that coaching a new investor is difficult because sometimes the person thinks they understand the entire picture when they are actually missing important context. A new investor might ask: "Why can't I just do this strategy?" The answer may require months of understanding cash flow, market conditions, financing, tenant profiles, risk, returns and property management before everything finally clicks. That does not mean the strategy is automatically bad. It means the investor may not yet understand why it does or does not work in their particular market. Real confidence comes from understanding those relationships. Joint Ventures Raise the StakesThe strongest warning in today's episode is directed at the listener's husband, who wants to begin using joint venture partners. Wayne sides with the cautious spouse. If you are still worried that you might buy the wrong property and do not yet understand how to deal with the problems that can arise, Wayne does not believe you should immediately begin investing somebody else's money. Joint ventures add responsibility. You need to understand:
Those are not things you want to learn for the first time while somebody else's money is already at risk. Experience — or Access to ExperienceThat does not mean you must personally experience every possible problem before doing a joint venture. But Wayne believes you need one of two things: Experience yourself, or direct access to somebody who already has it. If you have an experienced coach, mentor or partner who can answer questions when unfamiliar situations arise, that experience can help fill the gaps. Without that support, you may be making important decisions for the first time with your partner's capital on the line. That is unnecessary risk. The Goal Is Not to Eliminate FearGabby still experiences anxiety when something completely new happens. The difference today is that most situations are no longer new. She has seen them. She understands the processes. She knows what to do. And if she does not know, she trusts that they can find the answer. That is what confidence actually looks like. Not: "Nothing will ever go wrong." But: "If something goes wrong, I know how to deal with it." The Main LessonIf you are scared to buy your first rental property, that does not mean you should quit. It probably means you need more information. Identify exactly what you are worried about. Then learn it. Scared of tenants? Learn tenant screening and landlord law. Scared of buying the wrong property? Learn deal analysis, market research and cash-flow requirements. Scared of repairs? Learn inspections, capital expenses and reserve planning. Scared of joint ventures? Learn how partnerships are structured before taking somebody else's money. Fear becomes manageable when the unknown becomes known. Keep learning. Keep asking specific questions. Keep building your understanding. Eventually the goal is not to blindly trust the process. It is to understand it well enough that you actually believe in it. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from buying, financing, operating and managing rental properties across Alberta. 💡 Resources & Contact Send Your Questions to the ShowHave something holding you back from buying your first property, growing your portfolio or making an investing decision? Wayne and Gabby answer listener questions on the show. Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby on real estate investing fundamentals, acquisitions, joint ventures, tenant management, financing, systems and portfolio growth. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be presenting on due diligence, pre-closing preparation, property management and asset management. 🌐 reiconference.ca REI Masters Annual RetreatEdmonton, Alberta The annual REI Masters mentorship retreat brings the community together to build investing roadmaps, work on long-term goals and strengthen the relationships within the mentorship community. 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| The Tenant Move-Out Checklist Every Landlord Needs | 25 Aug 2026 | 00:48:27 | |
The Tenant Move-Out Checklist Every Landlord Needs A tenant tells you they are moving out. What happens next? For many landlords, the move-out process becomes unnecessarily stressful because they wait until the final few days to start thinking about inspections, cleaning, repairs, utilities, advertising and the security deposit. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby walk through the tenant move-out system they use in their own rental portfolio — from the moment a tenant decides not to renew all the way through the final inspection and security-deposit accounting. The goal is simple: Prepare early, reduce vacancy, protect the property and make the transition to the next tenant as smooth as possible. 🧠 What You'll Learn
Wayne and Gabby typically begin thinking about renewal approximately 45 days before the end of a fixed-term lease. In the example discussed today, the tenants had lived in the property for approximately three years. Wayne and Gabby offered to keep the rent the same because they were happy with the tenants, even though the rent was already slightly below current market levels. The tenants ultimately chose not to renew because their financial circumstances had changed. Once Wayne and Gabby knew the property would become vacant, the turnover system started immediately. Step 1: Prepare the Rental ListingDo not wait until the tenant has already moved out to begin creating your advertisement. Most of the listing already exists. The number of bedrooms has not changed. The bathrooms have not changed. The neighbourhood has not changed. Your previous photos and property information may still be useful. The variable that does need to be reconsidered is rent. After several years, the market may have changed considerably. That is why Wayne recommends completing a new market-rent study before advertising. Look at comparable rental properties currently available and determine where your property fits within the market. But do not only look at the asking rents. Consider the competition. Does your property have features others do not? Is supply limited? Is there something about the layout, yard, parking or location that makes it more valuable? The objective is to determine the highest reasonable rent the market will support without pricing the property out of consideration. Step 2: Schedule the Move-Out InspectionAs the end of the tenancy approaches, establish the exact date and time for the final move-out inspection. Gabby's preferred starting point is: 12:00 PM on the final day of the lease. That timing can create a useful buffer. If the next tenant is scheduled to move in the following day, the landlord still has several hours to deal with anything unexpected. Maybe the outgoing tenant needs another hour to remove boxes. Maybe a quick repair is required. Maybe something was left behind. Creating that buffer is much better than having the next tenant sitting outside with a moving truck while the previous tenant is still inside. Step 3: Send a Detailed Cleaning ChecklistDo not simply tell the tenant: "Please clean the property." Be specific. Gabby sends tenants a detailed cleaning checklist covering the property from top to bottom. That may include:
Window tracks are one of Wayne's favourite examples. They are easy to forget. But if every tenant skips them, years later the tracks can become extremely dirty and potentially stained. The standard should be clear: Return the property in the condition it was provided, subject to normal wear and tear. Step 4: Send the Original Move-In InspectionWayne and Gabby also provide the tenant with the original move-in inspection report before move-out. Why? It gives the tenant a reference point. If there was already a scratch in the flooring when they moved in, they know it was documented. If there is now a new hole in a wall that was not there before, they have time to address it. Wayne would much rather give the tenant several weeks to repair something than discover it at noon on the final day when another tenant is scheduled to move in the next morning. Being proactive reduces everyone's workload. Step 5: Consider a Pre-Move-Out InspectionGabby does not do this for every tenancy. But if there is reason for concern, she may schedule a quick inspection during the final month. This gives the landlord an early look at the condition of the property. Are there damages? Does the property need professional cleaning? Will a handyman need to come in? Is repainting required? The purpose is not to hassle the tenant. It is to prevent the landlord from walking into the property on move-out day and discovering a week's worth of unexpected work. If you already know what needs to happen, you can line up the people required before the property becomes vacant. Step 6: Evaluate Strategic ImprovementsVacancy can also create an opportunity to assess whether an upgrade makes financial sense. Wayne generally does not recommend continuously renovating rental properties after purchase. Every additional dollar invested affects your return on investment. But occasionally the market creates an opportunity. The property discussed on today's episode has a partially finished basement. Wayne is considering completing the space and potentially adding a fourth bedroom because the current rental market may reward that additional functionality with substantially higher rent. The important distinction is this: Do not renovate because something would "look nicer." Renovate when the numbers justify it. If a relatively small investment can create enough additional rental income to produce an attractive return, then the upgrade may make sense. Step 7: Put the Utilities Back in Your NameThis sounds obvious. It is also easy to forget. If the outgoing tenant is responsible for utilities, make sure those utilities are transferred back into the landlord's name for the vacancy period. Otherwise, you may discover the problem when an agent arrives for a showing and none of the lights work. Give the utility company enough notice so everything transfers smoothly when the tenant leaves. Step 8: Complete the Final Move-Out InspectionOn move-out day, complete the final inspection using the same inspection documentation that was completed when the tenant moved in. Compare the two conditions. What existed before? What is new? What is normal wear and tear? What is tenant-caused damage? What was clean when they moved in but has been returned dirty? That documentation becomes extremely important when determining whether any legitimate costs need to be deducted from the tenant's security deposit. The Goal Is NOT to Keep the DepositWayne sees some landlords approach the security deposit as though it is extra money they are trying to capture. That is the wrong mindset. If a tenant caused $1,500 in legitimate damage and the landlord spends $1,500 repairing it, the landlord did not make $1,500. They simply recovered the cost of fixing the damage. Wayne and Gabby's preferred outcome is: Give the tenant their entire security deposit back. Why? Because that means the property was returned clean and in good condition. There is less work. Less downtime. Less vacancy. And the next tenant can move in faster. The Final Step: Security-Deposit AccountingGabby makes sure Wayne does not end the episode without one final important step. In Alberta, landlords must properly account for the security deposit after taking possession back from the tenant. Gabby notes that the required statement of account needs to be sent within the applicable 10-day period. Do not forget the paperwork after the keys have been returned. The process is not complete until the security deposit and accounting requirements have been properly handled. Systems Protect Your FreedomThe bigger lesson from this episode is not really about window tracks or utility accounts. It is about systems. Rental properties are supposed to help create freedom. They should not become another full-time job. A simple move-out checklist reduces the chances of forgetting something, scrambling at the last minute or unnecessarily extending the vacancy between tenants. Prepare the listing. Know the market rent. Schedule the inspection. Send the cleaning checklist. Provide the original inspection. Inspect early if necessary. Plan repairs. Transfer utilities. Complete the final inspection. Handle the security deposit properly. None of these steps are complicated individually. But together, they protect your property, profit, time and sanity. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from buying, operating and managing rental properties across Alberta. 💡 Resources & Contact Need Help Determining Market Rent?Wayne offers one-on-one coaching to help investors complete rental-market studies, evaluate comparable properties and determine appropriate market rents. Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby on acquisitions, tenant management, property-management systems, deal analysis and building a profitable Canadian rental portfolio. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be presenting on real estate investing, due diligence, property management and asset management. 🌐 reiconference.ca REI Masters Annual RetreatEdmonton, Alberta The annual REI Masters mentorship retreat brings the community together to build investing roadmaps, work on long-term goals, strengthen relationships and plan for the year ahead. 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Tariffs, Tenant Risk & Why Cash Flow Matters More Than Ever | 24 Aug 2026 | 01:01:09 | |
What happens to Canadian real estate investors when trade uncertainty, tariffs and job losses start working their way through the economy? The answer may show up in the rental market before it shows up in property values. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby recap the sold-out Edmonton Real Estate Investing Bus Tour, share details from Wayne's latest property-hunting trip, break down a newly accepted Edmonton rental-property offer, and answer a listener question about how tariffs could affect Canadian real estate. The bigger lesson is about risk. You cannot control tariffs, unemployment, interest rates or the economy. But you can control what properties you buy, how much they cash flow, the tenants they attract and the systems you build around them. 🧠 What You'll Learn
Wayne spent the previous day touring seven Edmonton properties. After several weeks of seeing properties with poor condition, bad smells, mold concerns and renovation requirements, the quality of this group was noticeably different. The first property was already renovated, had updated cabinets, countertops and flooring, a finished basement and a newer furnace. It immediately became an offer candidate. Then the second property did too. By the end of the tour, Wayne says four of the seven properties were strong enough that he considered writing offers on them. The common characteristics were exactly what Wayne looks for: Good areas. Strong rental demand. Minimal renovation requirements. Strong projected returns. And approximately $500–$600 per month in potential cash flow on several of the deals. The Condo Documents Changed EverythingThree properties Wayne toured were inside the same condominium complex. At first, the numbers looked unusually attractive. Then Wayne entered one of the units and discovered a large package of condo documents sitting on the counter. Within only a few minutes of reviewing the reserve-fund information, financial documents and meeting information, Wayne determined that the condominium corporation had financial concerns. Not necessarily catastrophic problems. But enough uncertainty that the potential upside was no longer worth the additional risk. That information prevented him from wasting time writing offers, submitting deposits and completing deeper due diligence on properties he was unlikely to purchase. The lesson: A good unit does not automatically mean a good condo investment. You are also investing into the financial health of the condominium corporation. A $210,000 Property Negotiated to $192,000One of Wayne's offers was accepted the night before the show. The property had originally been listed at approximately $210,000, followed by a price reduction to around $200,000 after spending several weeks on the market. Wayne offered: $186,000. The seller countered: $192,000. Wayne accepted. The property is renovated, has a newer furnace and hot water tank, strong curb appeal and is located in an area Wayne already understands. He anticipates some minor plumbing and electrical work, but believes the property is fundamentally worth significantly more than his purchase price and should produce strong cash flow. More importantly, the negotiation happened quickly. That tells Wayne something about the current Edmonton market: Buyers have leverage. Why Wayne Is Bullish on the Fall Buying MarketSeveral of the properties Wayne toured had been sitting on the market for weeks. There did not appear to be significant competition from other buyers. Sellers were responding reasonably to aggressive offers. And there were multiple properties available that still produced strong cash flow. That combination has Wayne optimistic about opportunities for Edmonton real estate investors heading into the fall. This does not mean every property is a deal. It means investors who know exactly what they are looking for may currently have more opportunities to negotiate than they did during hotter market conditions. Real Estate Market vs. Rental MarketA listener asked how tariffs and recent trade uncertainty could affect real estate. Wayne emphasizes an important distinction: There are two markets investors need to understand. The real estate market is driven by the supply and demand of properties being bought and sold. The rental market is driven by the supply of rental properties and the demand from tenants who can afford them. They are connected, but they are not the same thing. Wayne's view is that major trade disruptions may show up in the rental market first. Why? Jobs. If tariffs hurt businesses and employers respond with layoffs, tenants may lose income. That can lead to:
Those problems can appear before there is a major change in residential property values. You Cannot Control the EconomyThere is no property-management system that can guarantee your tenant will never lose their job. There is no screening system that eliminates economic downturns. And there is no investing strategy that prevents recessions, tariffs, interest-rate changes or unexpected economic shocks. Those things are outside the investor's control. So Wayne focuses on what is controllable. Buy good properties. Create strong cash flow. Attract strong tenants. Build good systems. Maintain reserves. And think long term. Cash Flow Is Your Safety NetWayne describes cash flow as the safety net that protects an investor from things they cannot control. One property shown on the recent bus tour was producing approximately $680 per month in cash flow and approximately a 21% cash-on-cash return based on the investor's original investment. That cash flow creates room. If rents soften, the investor may be able to reduce rent and still remain profitable. If vacancy occurs, there is additional income available to absorb it. If expenses increase, there is a buffer. That is fundamentally different from owning a property that only works if rents continue rising and property values continue appreciating. The Main LessonEconomic uncertainty is inevitable. Today it might be tariffs. Previously it was interest rates. Before that it was COVID. Tomorrow it will be something else. Investors cannot predict every storm. They can build a portfolio capable of surviving one. Wayne's approach is to purchase rental properties that produce strong cash flow from day one, generate strong returns without depending on appreciation and attract tenants who genuinely want to live in them. The objective is not simply to make the most money when everything is going well. It is to make sure you are still standing when things go wrong. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from buying, financing, operating and managing rental properties across Alberta. 💡 Resources & Contact Get The 5% Rule™Learn Wayne Hillier's framework for determining how much rental-property cash flow is enough to help protect an investment from vacancies, repairs, market changes and other risks. Search The 5% Rule by Wayne Hillier on Amazon. Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby on acquisitions, deal analysis, financing, property management, risk reduction and building a profitable Canadian real estate portfolio. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be teaching due diligence, pre-closing preparation, property management and asset management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday morning. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| The Smith Manoeuvre Explained With Keaton Kirkwood | 20 Aug 2026 | 00:47:45 | |
The Smith Manoeuvre Explained Most Canadian homeowners understand that mortgage interest on their principal residence is generally not tax deductible. The Smith Manoeuvre is a strategy designed to change how that debt is structured. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby are joined by Keaton Kirkwood of Kirkwood & Brennan Mortgage Group, a Smith Manoeuvre Certified Professional, to explain how the strategy works, why it can be powerful for Canadian homeowners and real estate investors, and what risks investors need to understand before using it. At a high level, the Smith Manoeuvre is about converting non-tax-deductible debt into tax-deductible investment debt while building investments at the same time. 🧠 What You'll Learn
Keaton describes the Smith Manoeuvre as a way of optimizing the flow of your money so you can: Minimize non-deductible interest Create investments sooner Potentially reduce the overall taxes you pay The basic strategy uses a specific type of mortgage known as a readvanceable mortgage. As you make mortgage payments and reduce the principal owing on your home, borrowing room becomes available through an attached line of credit. Those borrowed funds can then be invested into assets where there is a reasonable expectation of earning income. Depending on how the strategy is structured, the interest on that investment borrowing may become tax deductible. Converting Non-Deductible DebtFor most Canadian homeowners, the interest paid on their principal residence is not deductible from taxable income. But when money is borrowed and used for an eligible income-producing investment, the interest may qualify for a deduction. That is one of the central concepts behind the Smith Manoeuvre. Instead of simply paying down a mortgage and allowing the equity to sit inside the home, the homeowner can potentially reborrow the principal that was paid down and deploy it into investments. Over time, the objective is to gradually convert the mortgage debt from non-deductible personal debt into deductible investment debt. You Are Not Necessarily Creating More Total DebtOne of the concerns people immediately have is that the strategy involves borrowing against the house. Keaton walks through a useful example. Imagine somebody has a $400,000 mortgage and wants to save $100,000 to invest. One approach would be to leave the $400,000 mortgage alone and accumulate $100,000 in cash. Another approach could be to direct that $100,000 toward the mortgage first, reducing the mortgage from $400,000 to $300,000, and then reborrow the same $100,000 for investment purposes. In both scenarios, the person effectively ends up with $400,000 of total debt and a $100,000 investment. The difference is that in the second structure, a portion of that debt may now qualify as tax deductible because of how the borrowed money was used. That is why Keaton emphasizes that the strategy is not simply about taking on as much debt as possible. It is about structuring existing debt more efficiently. What Is Cash Damming?For real estate investors, one of the most interesting applications discussed in the episode is cash damming. Normally, a landlord collects rent and uses that rental income to pay expenses such as:
With cash damming, the flow of that money can potentially be redirected. Instead of using the rental income directly to pay rental expenses, the investor may use the rental income to aggressively pay down non-deductible debt on their principal residence. That mortgage reduction creates additional available borrowing room through the readvanceable mortgage. The investor then borrows those funds back and uses them to pay eligible rental expenses. The total amount of debt may not necessarily increase. Instead, debt is gradually shifted from non-deductible personal debt toward potentially deductible investment debt. A Real Estate Investor ExampleKeaton gives an example of a rental portfolio generating approximately $100,000 per year in revenue. By redirecting those funds through a cash-damming strategy, a homeowner with a $400,000 mortgage could potentially convert a significant portion of that mortgage into deductible investment debt over only a few years. Instead of paying approximately $20,000 per year in mortgage interest and receiving no tax deduction on that interest, part or eventually potentially all of that interest could qualify for tax deductions depending on the structure. For someone in a higher marginal tax bracket, the tax savings can become significant. Those tax refunds can then potentially be used to:
That is where the compounding effect can become powerful. The Smith Manoeuvre Is Not One StrategyKeaton explains that there are multiple ways to apply the Smith Manoeuvre. Some households may use it conservatively. Others may use more advanced strategies. Applications discussed in the episode include:
The appropriate strategy depends on the homeowner's financial position, income, investments, risk tolerance and long-term objectives. What Happens When the Mortgage Is Fully Converted?The debt-conversion portion of the Smith Manoeuvre eventually reaches a natural limit. Once all of the eligible non-deductible mortgage debt has been converted into deductible investment debt, there is no additional personal mortgage debt left to convert. But that does not necessarily mean investing has to stop. If the homeowner continues paying principal, they could potentially continue recycling that principal into additional investments depending on their goals and risk tolerance. Some investors may choose to build a larger investment portfolio earlier in life and then transition into a period of aggressive deleveraging later. Others may prefer a much more conservative implementation. There is no single correct version for everybody. What Are the Risks?This strategy involves leverage. And leverage creates risk. Wayne and Keaton are very clear about one important point: The Smith Manoeuvre does not turn a bad investment into a good investment. If you borrow against your home equity and invest that money poorly, you can lose money while still being responsible for the debt. That is why the investment itself still matters. Wayne emphasizes his approach of focusing on investments with strong cash flow, solid fundamentals and lower downside risk rather than simply relying on appreciation. Keaton also explains that his own implementation includes diversified, low-fee global index investments. The takeaway is not that everyone should invest the same way. It is that leveraged investing requires careful risk management. Is Avoiding All Risk Actually Risk-Free?Keaton also introduces an interesting perspective. Avoiding investment risk completely may create a different form of risk. Someone who focuses entirely on eliminating debt and only invests in extremely conservative assets may reach retirement without enough invested capital. The traditional approach is not automatically safer simply because it avoids leverage. Every financial strategy involves trade-offs. The goal is to understand those trade-offs and choose an approach that fits your financial circumstances and long-term goals. What If Your Home Is Already Paid Off?If your principal residence has no mortgage, the traditional debt-conversion portion of the Smith Manoeuvre does not apply because there is no non-deductible mortgage debt to convert. However, homeowners may still be able to access equity from a paid-off property and use those funds to create investments in a tax-efficient manner. Keaton cautions against jumping from zero debt to maximum leverage overnight. The strategy should still be evaluated based on the individual's goals, financial position and comfort with risk. The Main LessonThe Smith Manoeuvre is not simply: "Borrow against your house and invest the money." It is a structured debt and investment strategy designed to optimize how money moves between your mortgage, investments and taxes. Done properly, it may allow Canadian homeowners to:
But the details matter. The mortgage product matters. The investments matter. The accounting matters. The tracking matters. And the investor's risk tolerance matters. That is why Wayne and Keaton strongly recommend working with professionals who understand the Smith Manoeuvre before implementing the strategy. 👥 About Today's Guest Keaton KirkwoodKeaton Kirkwood is an investor-focused mortgage broker with Kirkwood & Brennan Mortgage Group and a Smith Manoeuvre Certified Professional. He works with Canadian real estate investors and homeowners to structure financing around long-term investment goals rather than simply securing the next mortgage. 🌐 www.kbmortgages.ca Wayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical real estate investing education based on their own experience building and managing rental properties across Alberta. 💡 Resources & Contact Learn More About the Smith ManoeuvreIf you want to determine whether the Smith Manoeuvre fits your financial situation, speak with professionals who understand how the mortgage, investment and tax pieces work together. Kirkwood & Brennan Mortgage Group Finngo Bookkeeping & Tax Work directly with Wayne and Gabby on Canadian real estate investing strategy, acquisitions, financing, cash flow, risk management and portfolio growth. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta The August 22 Edmonton Real Estate Investing Bus Tour is now SOLD OUT. Attendees will tour real Edmonton investment properties, including Wayne and Gabby's multi-unit garden suite development approximately two weeks before its expected completion. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be presenting on due diligence, pre-closing preparation, property management and asset management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday morning. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Should You Hire a Property Manager? | 14 Aug 2026 | 00:56:11 | |
Should You Hire a Property Manager? Should you hire a property manager for your rental properties, or should you manage them yourself? For Wayne and Gabby, self-managing their rental portfolio was one of the scariest decisions they made early in their investing journey. It also became one of the biggest reasons their portfolio became more profitable and easier to scale. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby explain why they chose not to use traditional property management companies, how much that decision can potentially save, and the systems they built to manage rental properties across Alberta without constantly driving to them. The goal is not to convince every investor that property managers are bad. The goal is to understand the numbers, the trade-offs, and whether there may be a more profitable way to operate your rental business. 🧠 What You'll Learn
The first major reason was simple: Money. Wayne explains that depending on the property and management agreement, traditional property management can cost thousands of dollars per property every year. That expense can make an enormous difference during the early years of an investment when cash flow may already be tight. If a rental property produces $300 per month in cash flow but almost all of that goes toward management fees, there may be very little left to build reserves for vacancies, repairs, furnaces, roofs, sewer lines or unexpected emergencies. Wayne and Gabby wanted that money staying inside the rental business. The Second Reason: ControlThe other major reason was control. Delegating a task is one thing. Delegating important decisions about your investment is another. Nobody has the same financial interest in your rental property that you do. Wayne and Gabby wanted control over tenant communication, inspections, repairs, approvals and the decisions that ultimately affect the profitability of their investments. That does not mean every property manager is bad. It means the investor ultimately remains responsible for the investment. More Properties Mean More ProblemsScaling does not eliminate property management problems. It creates more of them. More properties mean more tenants. More tenants mean more maintenance requests, lease renewals, inspections, vacancies and unexpected situations. Wayne and Gabby explain that the goal is not to eliminate every problem. That is impossible. The goal is to build systems so those problems do not control your schedule or interfere with the life you were trying to create through real estate investing in the first place. Keep Everything OnlineOne of the biggest changes they made was moving virtually the entire property management business online. Documents are centrally stored and accessible remotely. Leases, mortgage information, property tax documents and other important information can be accessed quickly. Tenant communication is primarily handled through email. Gabby considers this one of the most important systems they implemented. No unnecessary texting. No unnecessary phone calls. Keep communication documented and organized through email whenever possible. That creates a clear record and makes the business easier to manage. Create Templates for EverythingOver time, Wayne and Gabby stopped rewriting the same things repeatedly. They developed templates for:
When a familiar situation occurs, they do not have to reinvent the solution. They already know what to do. The objective is to remove unnecessary decision-making from the business. Build Clear Tenant Approval SystemsTenant selection should not be based on constantly debating whether somebody seems good enough. Wayne and Gabby created clear criteria. Does the applicant meet the requirement? Yes or no. Check or X. That makes tenant screening more consistent and easier to delegate while protecting the quality of the portfolio. Build Your Power TeamSelf-management does not mean doing every repair yourself. Wayne and Gabby built a team of trusted local professionals who can handle repairs, maintenance and emergencies. When something happens, the question is no longer: "How am I going to fix this?" It becomes: "Who do I call?" Their ideal power-team members are solution-oriented people who can inspect a problem, determine what needs to happen and move toward solving it without requiring Wayne or Gabby to personally supervise every step. Delegate the In-Person WorkThere are still tasks that require somebody to physically attend the property. Showings. Inspections. Dropping something off. Minor errands. Basic on-site tasks. Instead of paying a full property management fee, Wayne and Gabby use local people who can handle those jobs hourly when required. Some years a property may need very little in-person assistance at all. That creates a dramatically different cost structure than paying a percentage of rent every month. What Can the Savings Look Like?Wayne explains that property management fees can potentially amount to roughly $3,000 to $5,000 per property per year, depending on the property, rents, fees and management agreement. Now apply that across a larger portfolio. If an investor owned 20 properties and saved approximately $4,000 to $5,000 per property annually: 20 × $4,000 = $80,000 20 × $5,000 = $100,000 That represents potentially $80,000 to $100,000 per year staying inside the rental business instead of being paid toward management. Those savings can improve cash flow, build reserves, increase returns and potentially even help an investor create enough income to leave another job. Systems Create FreedomSelf-management does not mean spending every day dealing with tenants. Done poorly, it absolutely can. Done properly, Wayne and Gabby believe it can be the opposite. Everything runs through systems. Tenant communication has a system. Maintenance has a system. Tenant approval has a system. Inspections have a system. Documents have a system. Emergencies have a system. And as the portfolio grows, additional help can be added. For Wayne and Gabby, that eventually included virtual assistants who can handle much of the day-to-day communication while they continue making the important decisions. The objective is not to personally do everything. The objective is to maintain control while delegating the work. The Main LessonHiring a property manager can absolutely make sense for some investors. If property management is the only thing preventing you from buying a rental property, Wayne would rather see you hire someone than never invest at all. But investors should not assume that outsourcing the entire operation is their only option. With the right systems, templates, team and processes, it is possible to self-manage rental properties remotely while keeping significantly more money inside the investment. For Wayne and Gabby, that became one of the foundations of building a profitable rental portfolio. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from building, buying and managing rental properties across Alberta. 💡 Resources & Contact Remote Property Management CourseLearn the systems Gabby developed to self-manage rental properties remotely, including:
50% off through Sunday, August 16, 2026. Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby on real estate investing strategy, acquisitions, property management, deal analysis and portfolio growth. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveThe Canadian Real Estate Investing Morning Show broadcasts live at 7:00 AM Mountain Time on YouTube. There will be no live shows Monday, August 17 through Wednesday, August 19 while Wayne and Gabby are away with family. The show returns Thursday, August 20, 2026. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta Tour real Edmonton investment properties and learn why Wayne and Gabby purchased them, how they financed them, how they select tenants and how the deals fit into their investment strategy. The tour will also include one of their multi-unit garden suite developments nearing completion. Family friendly, with the kids' scavenger hunt returning. Only a limited number of seats remain. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be teaching due diligence, pre-closing preparation, property management and asset management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday morning. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Write Stronger Real Estate Offers | 13 Aug 2026 | 01:00:08 | |
Writing a real estate offer is simple. Writing an offer that actually gets accepted is a different story. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne breaks down the key components of a real estate offer and shares his Stop, Look and Listen system for negotiating stronger deals. The biggest mistake investors make is getting emotionally attached to a property before the negotiation even begins. You do not need this deal. Another deal will come. Once you understand that, you can slow down, look at the situation objectively, gather information and build an offer around what actually matters to the seller. 🧠 What You'll Learn
Wayne breaks most residential real estate offers down into a handful of components investors can actually control: 1. Included and excluded items Appliances, sheds, air conditioners and other attached or unattached goods need to be identified. 2. Deposit The size of the deposit can demonstrate how serious and financially prepared the buyer is. 3. Conditions Common conditions include financing and home inspection, although additional conditions can be added depending on the property. 4. Possession date A flexible possession date can sometimes be worth more to a seller than a slightly higher purchase price. 5. Price Price matters, but it should not be the only part of the offer you negotiate. The length of the condition period and the amount of time the seller has to accept the offer can also be used strategically. Stop: Calm DownThe first part of Wayne's system is simple: Stop. One of the quickest ways to make a bad investment decision is to convince yourself that you have to own a particular property. The moment investors become desperate, logic often disappears. They start increasing their price. They remove protections. They worry that another buyer will take the property. And suddenly they are negotiating against themselves. Wayne's reminder is simple: You do not need this deal. Another opportunity will eventually come. Once you accept that, it becomes much easier to evaluate the property objectively and negotiate from a position of confidence. Look: Find the LeverageOnce you have removed the emotion, look at the situation. What information is available? Why might the seller be moving? Is the property vacant? Are there moving boxes throughout the house? Has it been sitting on the market? Does the property need repairs? Is the furnace near the end of its life? Is the hot water tank leaking? Are the floors damaged? Does the basement have water problems? These details can help explain why your offer is structured the way it is. Instead of simply throwing out a low number, you can justify your price based on real costs. For example, if a furnace needs replacing and the hot water tank is already leaking, the buyer may need to spend thousands of dollars immediately after possession. That information can become part of the negotiation. The seller could replace those components before possession, or the purchase price could be adjusted to reflect the work required. Listen: Understand What the Seller Actually NeedsThe final part of the system is: Listen. What is the seller saying? What is their realtor saying? What information is available through the property? What is their motivation? Do they need a specific possession date? Are they moving to another city? Do they need certainty quickly? Would a shorter condition period help them? Would a larger deposit make them more comfortable? The more you understand about the seller, the easier it becomes to build an offer around what matters to them. And sometimes what matters most is not the highest price. It might be certainty. Timing. A faster condition removal. A larger deposit. Or simply dealing with a buyer they believe will actually close. Strong Offers Are Not Always Higher OffersWayne shares how he recently secured another cash-flowing Edmonton rental property before he had even personally walked through it. He knew the neighbourhood. He understood the numbers. He knew what he was looking for. And because the opportunity met his criteria, he was able to move quickly. The offer was prepared before the property even had a lockbox installed. Instead of waiting for more buyers to appear, Wayne submitted an aggressive offer with a short acceptance window. The seller had a decision to make. Accept a strong offer now or wait and hope something better arrived. The offer was accepted. That is the advantage of knowing exactly what you are looking for before the opportunity appears. Do Not Reinvent the WheelWayne and Gabby also discuss why real estate investing does not need to be complicated. When you know what works, you can repeat it. Find the types of properties that produce the strongest combination of:
Then learn those properties and neighbourhoods extremely well. When the right opportunity appears, you can recognize it immediately. That allows you to act faster than investors who are still trying to determine whether the deal makes sense. Negotiation Should Create a WinThe goal is not to steal a property from somebody. The goal is to find a deal that works for the investor while also solving the seller's problem. Sometimes the seller needs the highest possible price. Sometimes they need a specific possession date. Sometimes they need certainty. Sometimes they need the property sold quickly. The only way to know is to gather information. That is why Wayne's system comes back to three simple steps: Stop. Look. Listen. Stop being desperate. Look for useful information and leverage. Listen to what the seller actually needs. Then use that information to write the strongest offer possible. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from building, buying, operating and managing rental properties across Alberta. 💡 Resources & Contact Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby on real estate investing strategy, acquisitions, negotiation, deal analysis, property management and portfolio growth. Remote Property Management CourseLearn the systems Gabby uses to manage rental properties remotely. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta Tour real Edmonton investment properties, including one of Wayne and Gabby's multi-unit garden suite projects nearing completion. Tickets are limited. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be presenting on due diligence, pre-closing preparation, property management and asset management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday morning. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| The Trick to Keeping Long-Term Tenants | 12 Aug 2026 | 00:57:37 | |
The Trick to Keeping Long-Term Tenants Tenant turnover can quietly become one of the biggest expenses in a rental property. Vacancy, repairs, repainting, cleaning, advertising, showings, and lost rent can quickly add up when tenants move every year. The good news is that tenant turnover is also one of the expenses landlords have the most control over. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down what actually keeps tenants in a rental property long term and why tenant retention can have such a major impact on profitability. The core idea is simple: If you buy the right property, attract the right tenant, price it fairly, and treat them well, there is a much greater chance they stay. And when they stay, your returns improve. 🧠 What You'll Learn
When a tenant leaves, the cost is rarely just one missed rent payment. A vacant property can still have:
On top of that, frequent tenant turnover creates additional wear and tear. Furniture moves in. Furniture moves out. Walls get bumped. Floors get scratched. Paint gets damaged. Then the next prospective tenant walks through and notices those imperfections, forcing the landlord to spend more money getting the property ready again. That cycle can repeat every year if tenant retention is poor. Long-Term Tenants Start With the PropertyTenant retention does not begin at renewal time. It begins when you buy the property. Wayne and Gabby explain why investors need to choose rental properties intentionally based on the type of tenant they want to attract. A property can have the right rent and the right number of bedrooms and still be inconvenient to live in. For example, a family may initially rent a property with bedrooms spread awkwardly across multiple levels, only to realize after a year that the layout does not work for their children. That creates turnover. The same applies to:
Tenants may tolerate those issues temporarily. But when their lease expires, they may leave. Make Your Property Hard to ReplaceOne of the strongest examples in the episode comes from a recent Edmonton rental property Wayne and Gabby filled. Despite heavy competition in the rental market, the property generated:
Why? The property stood out. It had two large living rooms, two dining areas, an open kitchen, three bedrooms, main-floor laundry, and a yard. Those features made the property difficult to replace. If the tenant considers leaving in the future, finding something comparable within the same budget may be difficult. That gives the tenant a reason to stay. Location MattersTenants do not live inside a spreadsheet. They live in neighbourhoods. A property may look great financially, but if it takes 45 minutes to get somewhere that should take 15 minutes, that inconvenience eventually matters. Wayne and Gabby recommend looking at:
The more the property makes the tenant's life easier, the more difficult it becomes for them to justify leaving. Price the Property FairlyRent is one of the most important factors for tenants. Wayne and Gabby discuss why landlords need to understand both the quality of their product and the conditions in their local rental market. If the property is clearly superior to competing rentals, it may deserve a premium. But pushing rent higher simply because the market temporarily allows it can create problems later. A tenant may stretch their budget during a tight rental market because they have limited alternatives. When the market changes and more affordable options appear, that tenant may leave. That small amount of extra monthly rent can become very expensive if it creates a vacancy. Choose Tenants Who Want to StayOne of the biggest questions landlords should ask is: Why does this person want this property? Do their children attend school nearby? Do they work nearby? Do they have family in the neighbourhood? Does the layout fit their household perfectly? Does the yard work for their family? Does the property give them something that would be difficult to replace? Those are roots. The stronger those roots are, the more likely the tenant is to stay. Be Careful With Renewal IncreasesA small rent increase can sometimes create a very large expense. If raising the rent another $50 per month causes a good tenant to leave, the landlord may suddenly face:
Trying to make an extra few hundred dollars over the next year can potentially cost thousands. Wayne and Gabby emphasize the importance of understanding your market before making renewal decisions. Sometimes the more profitable decision is keeping the good tenant. The Numbers Can Be HugeWayne walks through a hypothetical example using a rental property charging $2,500 per month. Assume the tenant moves every year. If each turnover creates:
That is approximately: $3,000 per turnover Over a 10-year period, repeated annual turnover could potentially represent tens of thousands of dollars in lost profits. Wayne uses the example to illustrate how tenant retention can materially change the return on investment of a rental property over time. The small decisions matter. The Main LessonTenant retention is not one trick. It is the result of several decisions working together. Buy a property tenants genuinely want. Choose the right tenant profile. Make sure the layout works. Choose good locations. Offer useful features. Price the property fairly. Be a great landlord. Handle repairs quickly. Communicate well. And be reasonable when renewal time arrives. If tenants love the property and appreciate the landlord, moving becomes inconvenient. That is exactly what you want. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs, landlords, and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide free education and coaching every weekday morning, sharing practical lessons from building, operating, and managing a Canadian real estate portfolio. 💡 Resources & Contact Remote Property Management CourseLearn the systems Wayne and Gabby use to self-manage rental properties remotely. For this week only, the Remote Property Management course is available at 50% off until Sunday. Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby to improve your investing strategy, property management systems, deal analysis, and portfolio growth. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Search: Canadian Real Estate Investing Morning Show or Wayne Hillier – Real Estate Investing Coach Send Your Questions 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta Tour real Edmonton investment properties, learn directly from experienced investors, network with the REI Masters community, and see real investing strategies in action. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Join Wayne, Gabby, and other Canadian real estate investing educators for an interactive weekend focused on residential and multifamily investing. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| The Best Landlords Get the Best Tenants | 11 Aug 2026 | 00:56:29 | |
Being a great landlord is not just about being nice. It can directly affect your vacancy, tenant turnover, repair costs, rental income, and ultimately the profitability of your real estate portfolio. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down what it actually means to be a great landlord and why landlord quality has a much bigger impact on returns than many investors realize. The core idea is simple: If tenants feel respected, appreciated, and taken care of, they are more likely to stay longer, communicate better, treat the property properly, and renew their lease. That means fewer turnovers, less vacancy, lower costs, and better long-term returns. 🧠 What You'll Learn
A poor landlord can create unnecessary costs. Tenants who feel ignored or underappreciated may leave as soon as they have another option. That creates turnover. Turnover creates vacancy. Vacancy means lost rent, cleaning costs, repairs, advertising, showings, screening, and potentially incentives required to get the property filled again. A strong landlord relationship can reduce many of those costs. Wayne explains that the goal should be for tenants to think positively about their landlord even when the landlord is not around. If their friends complain about their landlord, you want your tenant saying: "My landlord is amazing." That kind of relationship can become especially important when renters have more options available to them. Fix Things QuicklyOne of the simplest ways to be a better landlord is also one of the most important: Fix things when they break. And do it as quickly as reasonably possible. Wayne and Gabby discuss several recent flooding situations in their Edmonton rental portfolio where responding quickly became critical. In one case, a tenant later told them: "I've never had a landlord like you before." The compliment came after Wayne and Gabby responded quickly to a water issue, arranged help, communicated throughout the situation, and tried to minimize the disruption to the tenant. The problem itself may have been frustrating, but the way the landlord handled it changed the tenant's perception of the entire situation. Communication MattersRepairs cannot always happen immediately. A washing machine might need to be replaced. A contractor may not be available. Parts may need to be ordered. The landlord cannot always control those timelines. But the landlord can control communication. Respond promptly. Explain what is happening. Tell the tenant what has been scheduled. Tell them what the next step is. Let them know that the issue has not been forgotten. A thoughtful response can make a major difference compared with a vague: "We'll get to it." Small Gestures Can Have a Big ImpactWayne and Gabby also recommend finding simple ways to show tenants that they are appreciated. That might include:
Gabby shares an example where a tenant was temporarily without a washing machine. While they waited for the replacement, they provided a gift card to acknowledge the inconvenience. The landlord may not be responsible for an appliance unexpectedly breaking, but a small gesture can help preserve goodwill and strengthen the relationship. Be Reasonable at Renewal TimeTenant retention is also influenced by renewal decisions. There may be times when rent increases are necessary. But just because the market—or local regulations—allows a certain increase does not automatically mean the maximum increase is the best business decision. A long-term tenant who pays reliably, takes care of the property, and creates very few problems has real value. Wayne and Gabby discuss the importance of balancing market rent with tenant retention and profitability. Sometimes maintaining a great tenant can be more valuable than squeezing every possible dollar out of the next lease term. Scaling Can Destroy Good Landlord HabitsOne of the biggest risks comes as an investor's portfolio grows. When you have one or two tenants, it is relatively easy to respond quickly, remember renewals, send gifts, and stay on top of repairs. As the portfolio grows, those simple things can start slipping. Emails get missed. Repairs get delayed. Renewals get forgotten. Communication becomes slower. The landlord who once provided excellent service can gradually become the landlord tenants complain about. That is why systems matter. The best time to build those systems is not when you already have 20 tenants. It is on day one. The Main LessonWayne summarizes being a great landlord very simply: Do what you are supposed to do, respectfully and in a timely manner. That means: Fix what needs fixing. Communicate clearly. Respond promptly. Treat tenants respectfully. Show appreciation. Be reasonable. And build systems that allow you to maintain that standard as your portfolio grows. The bar for being a great landlord is not particularly high. But the financial impact of doing it well can be significant. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs, landlords, and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide free real estate investing education and coaching every weekday morning, sharing real-world lessons from buying, operating, managing, and scaling rental properties. 💡 Resources & Contact Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby to learn the systems, strategies, documents, and processes they use to build and manage their real estate portfolio. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby live every weekday morning at 7:00 AM Mountain Time on YouTube. Search: Canadian Real Estate Investing Morning Show or Wayne Hillier – Real Estate Investing Coach Send Your Questions 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta Tour real cash-flowing Edmonton investment properties, network with experienced investors, and see real investment strategies in action. The tour will also include a near-complete multi-unit Edmonton garden suite development and a picnic dinner following the tour. Limited tickets remain. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Join Wayne, Gabby, and other Canadian real estate investing educators for an interactive weekend focused on residential and multifamily investing. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Write a Rental Listing That Attracts Great Tenants | 10 Aug 2026 | 00:47:58 | |
Finding great tenants starts long before the application and screening process. It starts with your rental listing. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down how landlords and real estate investors should market their rental properties to attract more qualified applicants, avoid wasting time, and create enough demand that they can choose a tenant instead of settling for one. Wayne explains that real estate investors are also marketers. If your listing does not clearly communicate what your property offers, you may attract the wrong people—or nobody at all. The goal is to make it easy for prospective tenants to quickly determine whether your property fits their needs, while removing unnecessary friction that could cause good applicants to disappear before they ever reach the application stage. Wayne and Gabby also answer a listener's three-part question:
Wayne recommends providing enough information for a prospective tenant to determine whether the property works for them before booking a viewing. Important information includes:
The purpose is not simply to describe the property. It is to qualify the tenant and the property at the same time. A strong listing helps prospective tenants quickly decide whether the home fits their family, lifestyle, budget, pets, parking requirements, location, and other needs. That saves everyone time. Where Should You Advertise a Rental Property?Wayne's advice is simple: Research your market. Facebook Marketplace, Kijiji, RentFaster, and other rental platforms may work very well in one city and poorly in another. Landlords should determine where tenants in their specific city and neighbourhood are actually searching rather than choosing a platform because other investors recommend it. Wayne shares an example from Nelson, British Columbia, where the local rental market relied heavily on an obscure community message board that he would never have discovered without asking someone who lived there. Understanding the local rental market means understanding where your tenants actually look. Questions to Ask Prospective TenantsBefore or during the viewing process, Wayne and Gabby suggest asking questions such as:
These questions can help landlords better understand whether the property matches the prospective tenant's situation. However, Wayne cautions landlords against turning the initial inquiry into an interrogation. The goal is to gather useful information without creating so much friction that good applicants simply move on to another property. The Biggest LessonThe rental process is a funnel. First, someone needs to see your advertisement. Then they need to become interested. Then they need to inquire. Then they need to attend a viewing. Then they need to apply. Then they need to successfully complete your screening process. And finally, they need to sign the lease and pay the required funds. Every unnecessary obstacle along that process gives a prospective tenant another opportunity to disappear. Good systems should protect the landlord while still making it easy for qualified tenants to move forward. As Gabby put it: "I like picking my tenant. I don't like having to settle on a tenant." That is the goal. Create enough interest, generate enough applications, screen properly, and put yourself in a position where you can choose the strongest applicant. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs, landlords, and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical real estate investing education and free coaching every weekday morning, including real deals, landlord strategies, property management, tenant screening, market analysis, and lessons from managing their own rental portfolio. 💡 Resources & Contact Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby to develop your investing strategy, improve your systems, analyze opportunities, and build a sustainable Canadian real estate portfolio. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby live every weekday morning at 7:00 AM Mountain Time on YouTube. Search: Canadian Real Estate Investing Morning Show or Wayne Hillier – Real Estate Investing Coach Send Your QuestionsHave a real estate investing question you want answered on the show? 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta Tour real cash-flowing Edmonton investment properties, meet experienced investors, ask questions, network with the REI Masters community, and see investment strategies in action. The event will also include a dinner in the park following the tour, giving attendees additional time to network and connect. Only limited seating remains. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Join Wayne, Gabby, Calvin Hexter, and other Canadian real estate investing educators for an interactive weekend focused on residential and multifamily investing. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor TeamHelping investors identify and purchase Edmonton real estate opportunities. Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Edmonton Real Estate Market Update – August 2026 - Calvin Hexter | 07 Aug 2026 | 00:43:48 | |
What is happening in the Edmonton real estate market right now, and where could the next opportunities be for investors? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby are joined by Calvin Hexter from Calvin Realty for an updated look at the Edmonton market heading into late summer and fall 2026. Calvin breaks down the latest July market statistics, including price movement across detached homes, semi-detached properties, townhouses, and condos, as well as Edmonton's rising inventory levels. The big story right now is inventory. Greater Edmonton is sitting at more than 8,000 listings, which is significantly higher than what is typical for this time of year. That is giving buyers more choice, more negotiating power, and more opportunities to be selective. At the same time, the market is not weak. With approximately 3.2 months of inventory, Edmonton remains in a balanced market that still leans slightly in favour of sellers. Wayne, Gabby, and Calvin also discuss why August can create opportunity for investors, what they expect heading into September and the fall market, and why investors should focus less on trying to perfectly time the market and more on whether a property meets their investment criteria. They also preview the upcoming REIcon Summit Series, happening September 11–13 in Edmonton. 🧠 What You'll Learn
Calvin shared the following July 2026 market observations:
Calvin described the current market as balanced, but still slightly favourable to sellers. His expectation is that August may see inventory continue to rise temporarily as buyer activity slows, followed by stronger activity in September and a gradual decline in inventory through the fall and winter. Should Investors Wait?One of the biggest takeaways from this episode is that there is always going to be a reason not to buy. The market may be too competitive. Interest rates may be too high. Inventory may be too low. Prices may be rising. Economic conditions may feel uncertain. But if a property meets your investment criteria, produces the returns you require, and fits your strategy, then it may still be the right time to act. As Calvin explains, investors should determine what numbers they need to achieve and execute when those opportunities appear. Trying to perfectly time the market can often cause investors to miss deals that already work. REIcon Summit Series – September 11–13, 2026Calvin also joins Wayne and Gabby to preview this year's REIcon Summit Series. This year's event moves away from the traditional large-stage conference format and into a more interactive workshop structure. Attendees will work through real estate deals from beginning to end and learn directly from experienced Canadian real estate investors and coaches. Saturday will focus on residential real estate investing, while Sunday will focus on multifamily. Topics will include:
Wayne and Gabby will be teaching on due diligence, asset management, and property management. The Canadian Real Estate Investing Morning Show will also be recorded live at REIcon on Saturday morning. Use promo code: REIMASTERS15 Tickets: 🌐 reiconference.ca 👥 About Today's Guest Calvin Hexter – Calvin RealtyCalvin Hexter is an Edmonton-based investor-focused REALTOR® and the founder of Calvin Realty. Calvin and his team specialize in helping real estate investors understand the Edmonton market, identify investment opportunities, analyze properties, and make informed buying decisions. Calvin Realty has worked closely with Wayne and Gabby personally, as well as with many members of the REI Masters community. 👥 About Your HostsWayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs, and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide free real estate investing education and coaching every weekday morning, sharing real deals, market analysis, investing strategies, portfolio lessons, and their experience investing in Edmonton and across Canada. 💡 Resources & Contact Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby to build your real estate investing roadmap, analyze opportunities, improve your systems, and grow a sustainable portfolio. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby live every weekday morning on YouTube. Search: Canadian Real Estate Investing Morning Show or Wayne Hillier – Real Estate Investing Coach 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta Tour real Edmonton investment properties and learn how experienced investors evaluate cash flow, neighbourhoods, tenant profiles, and investment opportunities. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Join Wayne, Gabby, Calvin, and other Canadian real estate investing educators for an interactive three-day event focused on residential and multifamily investing. Use promo code: REIMASTERS15 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| The Easiest $20,000 I've Ever Made in Real Estate | 06 Aug 2026 | 00:56:50 | |
The Easiest $20,000 I've Ever Made in Real Estate What happens when you recognize value that everyone else has overlooked? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne shares the story of how he made a $20,000 profit from a real estate deal with approximately one hour of work. A wholesaler secured an Edmonton townhouse for $90,000 and assigned the contract to Wayne for a $10,000 assignment fee. Wayne immediately recognized that the property was worth far more—not necessarily because of its condition, but because of the different strategies that could be applied to it. Instead of renovating, refinancing, renting, or flipping the property himself, Wayne assigned the deal to another investor for $120,000. The original wholesaler made $10,000. Wayne made $20,000. The final investor completed a successful BRRRR, recovered their invested capital, created equity, and ended up with a rental property that now produces approximately $600 per month in cash flow. The seller also received the fast and straightforward solution they needed. Everyone won. This episode explains why real estate profits are not always created through physical labour. Often, the greatest profits come from knowledge, experience, relationships, and the ability to recognize opportunities that other investors cannot see. 🧠 What You'll Learn
Knowledge creates opportunity. Expertise creates wealth. Wayne did not make $20,000 because he worked harder than everyone else. He made it because he understood the Edmonton townhouse market, recognized several different strategies for the property, and knew an investor who could execute the deal. The property had different values depending on what someone planned to do with it. To the seller, it was a problem that needed to be solved. To the first wholesaler, it was a $10,000 assignment. To Wayne, it was an underpriced opportunity. To the final buyer, it became a cash-flowing rental property with significant equity. The more strategies you understand, the more opportunities you will be able to see. 👥 About Your HostsWayne and Gabby Hillier are experienced Canadian real estate investors, entrepreneurs, and the founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide practical real estate investing education every weekday, sharing real deals, current market observations, investment strategies, lessons from their portfolio, and the realities of building long-term wealth through Canadian real estate. 💡 Resources & Contact Join the REI Masters Mentorship ProgramWork directly with Wayne and Gabby to develop your investing strategy, build your roadmap, analyze opportunities, and grow a sustainable Canadian real estate portfolio. Get The 5% Rule™Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show LiveJoin Wayne and Gabby live every weekday morning on YouTube. Search: Canadian Real Estate Investing Morning Show or Wayne Hillier – Real Estate Investing Coach Contact the Show 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourEdmonton, Alberta Tour real investment properties, learn directly from experienced investors, and see current Edmonton opportunities in person. 🌐 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesEdmonton, Alberta Wayne and Gabby will be speaking at the event, and the Canadian Real Estate Investing Morning Show will be recorded live in person on September 12. 🌐 reiconference.ca 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor TeamWork with an Edmonton real estate team that understands rental properties, investment analysis, negotiations, and portfolio-building strategies. Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Save time, improve your financial systems, and ensure your investment expenses are properly tracked. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. Build a financing strategy that supports today's purchase without preventing tomorrow's deal. | |||
| How to Protect Yourself When Raising Money for Real Estate | 05 Aug 2026 | 00:59:48 | |
Raising money through joint venture partnerships is one of the fastest ways to scale a real estate portfolio—but what happens if your investor changes their mind? In today's episode, Wayne and Gabby answer a listener question about what to do if a joint venture partner wants to back out before purchasing a property—or even after the deal has already closed. They explain how to properly structure joint venture partnerships, the importance of setting expectations from the beginning, why communication is the foundation of every successful partnership, and the legal documents every investor should have in place before raising capital. If you're planning to use joint venture partnerships to grow your real estate portfolio, this episode could save you from one of the biggest mistakes new investors make. 🧠 What You'll Learn
Wayne Hillier is a full-time real estate investor, entrepreneur, and Canadian Real Estate Investing Coach. After building a large portfolio of cash-flowing rental properties, Wayne now helps Canadians invest safely using proven systems focused on cash flow, risk management, and long-term wealth. Gabby Hillier is a real estate investor and property management expert specializing in landlord systems, tenant screening, lease agreements, and creating scalable rental property operations. Together they host the Canadian Real Estate Investing Morning Show, providing free coaching for Canadian real estate investors every weekday morning. 💡 Resources & Contact🎓 Learn more about the REI Masters Mentorship Program: 📖 Get your copy of The 5% Rule™ https://www.amazon.ca/dp/B0F4KGV3SR 📧 Questions for the show? 🎙️ Join us live every weekday morning for free coaching on the Canadian Real Estate Investing Morning Show. 📅 Upcoming EventsREI Masters Edmonton Real Estate Investing Bus Tour 📅 August 22, 2026 🌐 www.reimasters.ca/edmontonbustour 🤝 SponsorsCalvin Realty Investor-focused real estate services in Edmonton. Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning and financing. | |||
| Should Wholesaling Real Estate Be Regulated? | 04 Aug 2026 | 01:00:10 | |
Ohio has introduced a new law that makes wholesaling real estate more difficult by requiring greater transparency and disclosure when assigning purchase contracts. The stated goal is to protect vulnerable homeowners from misleading or predatory real estate practices—but could similar legislation eventually make its way to Canada? In today's episode, Wayne and Gabby break down Ohio's new wholesaling law, examine similar regulations that have already been introduced across several U.S. states, and discuss what these changes could mean for Canadian real estate investors. The conversation also explores the ethics of wholesaling, the difference between creating value versus taking advantage of people, and why Wayne believes real estate investors should always focus on solving problems—not exploiting them. 🧠 What You'll Learn
Wayne Hillier is a full-time real estate investor, entrepreneur, and Canadian Real Estate Investing Coach. After building a large portfolio of cash-flowing rental properties, Wayne now helps Canadians invest safely using proven systems focused on cash flow, risk management, and long-term wealth. Gabby Hillier is a real estate investor and property management expert specializing in landlord systems, tenant screening, lease agreements, and scalable rental property operations. Together they host the Canadian Real Estate Investing Morning Show, providing free coaching for Canadian real estate investors every weekday morning. 💡 Resources & Contact🎓 Learn more about the REI Masters Mentorship Program: 📖 Get your copy of The 5% Rule™ https://www.amazon.ca/dp/B0F4KGV3SR 📧 Questions for the show? 🎙️ Join us live every weekday morning for free coaching on the Canadian Real Estate Investing Morning Show. 📅 Upcoming EventsREI Masters Edmonton Real Estate Investing Bus Tour 📅 August 22, 2026 🌐 www.reimasters.ca/edmontonbustour 🤝 SponsorsCalvin Realty Investor-focused real estate services in Edmonton. Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning and financing. | |||
| How to Know If You Have a Good Real Estate Deal | 31 Jul 2026 | 01:06:32 | |
Not every rental property is a good investment—and one of the biggest mistakes new investors make is focusing on the wrong numbers. In today's episode, Wayne breaks down one of the most important metrics every real estate investor should understand: Return on Investment (ROI). While many investors obsess over cash flow, ROI allows you to compare properties, investment strategies, and even different asset classes to determine which opportunities are truly the most profitable. Wayne walks through exactly how he analyzes investment properties before making an offer, the simple ROI formula every investor should know, why he ignores appreciation in his projections, and the minimum returns he personally looks for before buying another rental property. The episode also answers a listener question about multi-unit garden suites and explains why Wayne believes Edmonton continues to offer some of the best real estate investing opportunities in Canada. 🧠 What You'll Learn
Wayne Hillier is a full-time real estate investor, entrepreneur, and Canadian Real Estate Investing Coach. After building a large portfolio of cash-flowing rental properties, Wayne now helps Canadians invest safely using proven systems focused on cash flow, risk management, and long-term wealth. Gabby Hillier is a real estate investor and property management expert specializing in landlord systems, tenant screening, lease agreements, and creating scalable rental property operations. Together they host the Canadian Real Estate Investing Morning Show, providing free coaching for Canadian real estate investors every weekday morning. 💡 Resources & Contact🎓 Learn more about the REI Masters Mentorship Program: 📖 Get your copy of The 5% Rule™ https://www.amazon.ca/dp/B0F4KGV3SR 📧 Questions for the show? 🎙️ Join us live every weekday morning for free coaching on the Canadian Real Estate Investing Morning Show. 📅 Upcoming EventsREI Masters Edmonton Real Estate Investing Bus Tour 📅 August 22, 2026 🌐 www.reimasters.ca/edmontonbustour 🤝 SponsorsCalvin Realty Investor-focused real estate services in Edmonton. Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning and financing. | |||
| How to Build Wealth in Real Estate When Life Keeps Getting in the Way | 30 Jul 2026 | 01:20:50 | |
Real estate investing doesn't happen in a perfect world. Sometimes life throws unexpected challenges your way—floods, repairs, tenant issues, family responsibilities, or financial setbacks. The key isn't avoiding adversity. It's learning how to keep moving forward despite it. In today's episode, Wayne and Gabby answer several real-world questions from listeners across Canada, including how to recover when a tenant backs out before moving in, what to do if you're approaching retirement with limited options, and how to build a rental portfolio that can adapt as markets change. Along the way, they also share an honest behind-the-scenes update on navigating one of the busiest and most challenging seasons they've faced as investors—and why growth requires continuing to move forward, even when life tries to slow you down. 🧠 What You'll Learn
Wayne Hillier is a full-time real estate investor, entrepreneur, and Canadian Real Estate Investing Coach. After building a large portfolio of cash-flowing rental properties, Wayne now helps Canadians invest safely using proven systems focused on cash flow, risk management, and long-term wealth. Gabby Hillier is a real estate investor and property management expert specializing in landlord systems, tenant screening, lease agreements, and creating scalable rental property operations. Together they host the Canadian Real Estate Investing Morning Show, providing free coaching for Canadian real estate investors every weekday morning. 💡 Resources & Contact🎓 Learn more about the REI Masters Mentorship Program: 📖 Get your copy of The 5% Rule™: 📧 Questions for the show? 🎙️ Join us live every weekday morning for free coaching on the Canadian Real Estate Investing Morning Show. 📅 Upcoming EventsREI Masters Edmonton Real Estate Investing Bus Tour Calvin Realty Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| How We Built Our Real Estate Investing Empire (Starting with Just $15,000) | 29 Jul 2026 | 01:19:48 | |
How We Built Our Real Estate Investing Empire (Starting with Just $15,000) In this episode, Wayne and Gabby pull back the curtain on their entire real estate investing journey—from starting with debt and a single $15,000 down payment to building a large real estate portfolio, multiple businesses, and achieving financial freedom. They explain the strategies they used at each stage of their journey, why they adapted to changing markets, and how everyday Canadians can follow a similar path. 🧠 What You'll Learn
Wayne Hillier is a Canadian real estate investor, entrepreneur, and real estate investing coach with more than 15 years of investing experience. He specializes in helping Canadians build sustainable, cash-flowing rental portfolios using proven systems and long-term investing strategies. Gabby Hillier is a real estate investor, entrepreneur, and systems expert who has developed the property management, bookkeeping, and operational systems that power their growing portfolio and businesses. Together, they host the Canadian Real Estate Investing Morning Show, providing free real estate investing education every weekday morning. 💡 Resources & Contact🎓 Join the REI Masters Mentorship Program 📘 Get Wayne's book: The 5% Rule™ 📧 Email your questions: 🎙️ Watch the show live every weekday morning. 🤝 SponsorsCalvin Realty Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group August 22, 2026 | |||
| Single Family vs. Duplex: Which Rental Property Makes the Better Investment | 28 Jul 2026 | 01:08:24 | |
Canadian Real Estate Investing Morning Show – July 28, 2026 Should you buy a single-family home, a duplex, or even both sides of a half duplex? In today's episode, Wayne and Gabby answer a listener email that explores one of the most common questions new real estate investors ask. They break down why choosing between a single-family home and a duplex isn't about the property type—it's about the numbers. They discuss how professional investors evaluate rental properties based on cash flow, return on investment, tenant profile, risk, and long-term appreciation potential. Wayne also explains why buying both sides of a duplex isn't always the advantage many investors think it is. The episode also includes an update on Edmonton's historic rainfall, the challenges it's creating for landlords, and why maintaining a healthy reserve fund is one of the most important principles of successful real estate investing. 🧠 What You'll Learn
Wayne Hillier is a Canadian Real Estate Investing Coach, entrepreneur, and active real estate investor with nearly 15 years of investing experience. He specializes in helping Canadians build profitable rental property portfolios using proven systems that reduce risk while maximizing long-term wealth. Gabby Hillier is a real estate investor and entrepreneur who oversees operations at REI Masters while helping investors build sustainable real estate businesses through practical systems and education. 💡 Resources & Contact🎓 Join the REI Masters Mentorship Program 📘 Get Wayne's Book – The 5% Rule™ 📧 Email: 🎥 Watch the Canadian Real Estate Investing Morning Show live every weekday on YouTube. 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus TourAugust 22, 2026 www.reimasters.ca/edmontonbustour REIcon – The Summit SeriesSeptember 11–13, 2026 Hosted by Calvin Realty 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & TaxSpecialized bookkeeping and tax services for Canadian real estate investors. Kirkwood & Brennan Mortgage GroupInvestor-focused mortgage planning for Canadian real estate investors. | |||
| Ethical Off-Market Real Estate Deals: Helping Sellers Without Taking Advantage | 27 Jul 2026 | 01:05:19 | |
Ethical Off-Market Real Estate Deals: Helping Sellers Without Taking Advantage Off-market real estate investing has a reputation problem. Too often, investors are taught to search for desperate homeowners, exploit difficult circumstances and negotiate the lowest possible price. In this episode, Wayne and Gabby explain why that approach is not only unethical—it is also unnecessary. This is Part 2 of their series on sourcing great off-market deals, but the focus goes beyond flyers, direct mail, bandit signs and websites. The bigger conversation is about how investors should conduct themselves when dealing with motivated sellers. Wayne explains the important difference between a desperate seller and a motivated seller. A motivated seller may need speed, certainty, flexibility or a creative solution. That does not mean an investor should use the situation to strip as much value away from them as possible. A good off-market deal should solve a real problem. The seller should receive the outcome they need, while the investor creates value through knowledge, creativity, market expertise and the ability to see opportunities others may overlook. Wayne and Gabby also discuss the uncomfortable reality that when an investor purchases a property below market value, the seller is receiving less. That makes integrity, transparency and self-awareness especially important. The goal should be to create wealth without manipulating people or building a business at someone else's expense. The episode also covers scalable lead-generation methods, including flyers, direct mail, bandit signs and websites, while examining the type of sellers those strategies attract and the responsibility investors have when those calls come in. 🧠 What You'll Learn
Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches with approximately 15 years of experience. Through REI Masters, they help Canadian investors identify profitable opportunities, understand their markets and build sustainable portfolios without relying on misleading tactics, unrealistic promises or exploitative business practices. 💡 Resources & ContactLearn About the REI Masters Mentorship Program Get Your Copy of The 5% Rule™ Contact the Show The Canadian Real Estate Investing Morning Show streams live every weekday morning with Wayne and Gabby Hillier. 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus Tour📍 Edmonton, Alberta Tour profitable Edmonton investment properties, including cash-flowing rentals and a multi-unit garden suite development. Learn how Wayne, Gabby and REI Masters students evaluate real deals based on cash flow, returns and risk. REIcon — The Summit Series📅 September 11–13, 2026 Edmonton Garden Suites 101, originally scheduled for July 25, 2026, was cancelled. A new date will be announced. 🤝 Sponsors Calvin RealtyEdmonton Investor-Focused Realtor Team Specialized bookkeeping and tax services for Canadian real estate investors Investor-focused mortgage planning for Canadian real estate investors | |||
| Sourcing Great Off-Market Real Estate Deals (Part 1) | 23 Jul 2026 | 01:03:03 | |
Some of the best real estate deals never make it onto the MLS. In Part 1 of this series, Wayne and Gabby break down how investors can source great off-market real estate deals by speaking directly with property owners, building relationships and being willing to knock on doors. Wayne explains why many investors hide behind websites, flyers, signs and marketing campaigns instead of doing the actual work of talking to sellers. Those tools may help generate leads, but the real opportunity is usually created through a direct conversation. He also shares how a personal connection led him to a turnkey rental property that he purchased approximately 25% below market value. The sellers needed a fast and reliable sale so they could access their equity and start a business. By understanding their motivation, closing quickly and creating a solution that worked for both sides, Wayne secured an exceptional investment without aggressively grinding down the sellers. This episode also explores why market knowledge matters. A property that looks average to most investors can become an incredible opportunity when you understand the neighbourhood, rental demand and true value better than everyone else. 🧠 What You'll Learn
Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches with approximately 15 years of experience. Through REI Masters, they help Canadian investors source opportunities, analyze properties, structure profitable deals and build sustainable real estate portfolios. 💡 Resources & ContactLearn About the REI Masters Mentorship Program Get Your Copy of The 5% Rule™ Contact the Show The Canadian Real Estate Investing Morning Show streams live every weekday morning with Wayne and Gabby Hillier. 📅 Upcoming Events Edmonton Garden Suites 101📍 Edmonton, Alberta 📅 August 22, 2026 📅 September 11–13, 2026 Edmonton Investor-Focused Realtor Team Specialized bookkeeping and tax services for Canadian real estate investors Investor-focused mortgage planning for Canadian real estate investors | |||
| Our Rental Property Was Broken Into—Then the Basement Flooded | 22 Jul 2026 | 01:05:16 | |
Our Rental Property Was Broken Into—Then the Basement Flooded A break-in at one of our vacant Edmonton rental properties quickly turned into a much larger disaster. After entering through a basement window, the intruder appears to have shut off the electrical panel—possibly to disable the security system. Unfortunately, that also shut off the sump pump that had been keeping the basement dry during Edmonton's extremely wet summer. By the time our contractor arrived, his tools had been stolen and the entire basement was covered in water. In today's episode, we share the bizarre series of events, how we responded and why unexpected disasters are part of building a large rental portfolio. We also discuss the systems, reserve funds, experience and support investors need to remain calm when something goes wrong. Real estate investing is not completely passive, and problems are inevitable. The goal is not to eliminate every possible risk. It is to understand the risks, prepare for the most likely outcomes and build the confidence to handle whatever happens next. 🧠 What You'll Learn
Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and coaches with approximately 15 years of experience building and managing rental properties. Through REI Masters, they help Canadian investors find profitable opportunities, build strong portfolios and develop the knowledge, systems and confidence required to succeed over the long term. 💡 Resources & ContactLearn About the REI Masters Mentorship Program Get Your Copy of The 5% Rule™ Contact the Show The Canadian Real Estate Investing Morning Show streams live every weekday morning with Wayne and Gabby Hillier. 📅 Upcoming Events Edmonton Garden Suites 101📍 Edmonton, Alberta 📅 August 22, 2026 📅 September 11–13, 2026 Edmonton Investor-Focused Realtor Team Specialized bookkeeping and tax services for Canadian real estate investors Investor-focused mortgage planning for Canadian real estate investors | |||
| The 35% Rent-to-Income Rule for Tenant Screening | 21 Jul 2026 | 00:59:57 | |
🎧 The 35% Rent-to-Income Rule for Tenant Screening Tenant screening is one of the most important parts of owning rental properties—and one of the most stressful. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down one of the most important rules they use when deciding whether to approve a tenant: the 35% Rent-to-Income Rule. The idea is simple: the rent should not exceed 35% of the tenant's gross monthly household income. This rule helps landlords determine whether a tenant can realistically afford the property—not just on a perfect month, but when life happens. Wayne and Gabby explain why most tenants do not wake up one day and decide not to pay rent. In most cases, missed rent starts with an affordability problem. A job loss, reduced hours, car repair, sick child, vet bill or unexpected expense can quickly create a cash-flow crisis for tenants who were already stretched too thin. This episode explains how landlords can use affordability as one of the strongest tenant screening filters, while also protecting good tenants from moving into a property they may not truly be able to afford. 🧠 What You'll Learn
📊 The 35% Rent-to-Income Rule Wayne and Gabby use a simple affordability test: Monthly Rent ÷ Gross Monthly Household Income = Rent-to-Income Ratio The rent should ideally be 35% or less of the household's gross monthly income. Example: Rent: $2,000/month $2,000 ÷ $6,500 = 30.7% That tenant would pass the initial affordability test because the rent is below the 35% threshold. But this rule is not the end of the screening process. It is the first major filter. Landlords still need to review:
🏡 Why This Rule Matters Wayne explains that landlords are not just screening out "bad tenants." They are trying to avoid placing good people into bad financial situations. A tenant may have a great job, good references and strong intentions, but if the rent is too high compared to their income, one unexpected event can create a missed payment. That creates stress for the tenant and the landlord. The 35% rule helps identify whether there is enough room in the tenant's budget to handle normal life disruptions without immediately putting the rent at risk. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using strong tenant screening systems, rental property fundamentals, cash-flow analysis and risk reduction strategies. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help Canadian investors buy better properties, screen better tenants, manage risk and build sustainable real estate portfolios. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Want help learning how to screen tenants, analyze rental properties or self-manage your portfolio? Book a one-on-one coaching call: Learn how to analyze rental property cash flow using Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour REIcon: The Summit Series 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Why Every Real Estate Deal Needs a Backup Plan | 20 Jul 2026 | 01:03:13 | |
🎧 Why Every Real Estate Deal Needs a Backup Plan Real estate investing does not always go according to plan. That is why experienced investors do not just look at the upside—they build backup plans before they ever enter the deal. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby share a real-life example from one of their rent-to-own properties where the tenant buyer decided not to move forward with the purchase. For many investors, that could create panic. But because Wayne and Gabby had already planned for that possibility, the deal still worked. Instead of being forced to sell at the wrong time or accept a bad outcome, they were able to pivot, turn the property into a regular rental, increase the monthly rent, improve cash flow and keep the property as a stronger long-term asset. Wayne also explains how this same thinking applies across real estate investing, from flooded basements and insurance claims to rent-to-own agreements, tenant issues, reserve funds and market cycles. The key lesson is simple: before buying any property, investors need to know what they will do if Plan A does not work. 🧠 What You'll Learn
🏡 Featured Deal: Rent-to-Own Backup Plan Wayne and Gabby had a rent-to-own property where the tenant buyers were several years into the program. The tenant buyers were good people, made their payments, followed the program and were on track. But eventually, they reached out and asked what would happen if they decided not to continue. Because rent-to-own gives the tenant buyer an option to purchase—not an obligation—they were allowed to walk away. Instead of panicking, Wayne and Gabby reviewed their options:
Because the property still passed the 5% Rule™ and rental demand had increased, they chose to keep it as a rental property. 📊 Key Lesson From the Episode Wayne explains that when they originally structured the rent-to-own deal, they made sure the property would still work as a rental if the tenant buyer did not purchase. That backup plan became critical. When the tenant buyer walked away, the property had increased in value, the market rent had increased by approximately $300 per month, and the property became a stronger long-term hold. Instead of losing money, the failed rent-to-own created a more profitable outcome. 🌧️ Why Reserves Matter Wayne and Gabby also discuss the recent heavy rain and flooding in Edmonton. Several landlords are dealing with water issues, flooded basements, insurance claims and expensive remediation. Wayne explains that this is exactly why investors need strong cash flow, proper reserves and systems in place before problems happen. You cannot predict every storm—but you can build a portfolio that can survive one. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using strong fundamentals, creative deal structuring, rent-to-own strategies, joint venture partnerships, reserve planning and long-term cash-flow systems. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors reduce risk, build profitable portfolios and make smarter real estate decisions. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Learn how to analyze cash flow using Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour REIcon: The Summit Series 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| How to Save for Your First Real Estate Down Payment | 17 Jul 2026 | 01:16:15 | |
🎧 How to Save for Your First Real Estate Down Payment Getting the first down payment is one of the biggest hurdles for new real estate investors. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby talk about how aspiring investors can start finding the money for their first home or rental property—not by chasing complicated strategies, but by looking at where money is already leaking out every month. Wayne explains why many Canadians feel stuck financially, even when they are earning decent income. Money comes in, automated payments go out, and before they know it, there is nothing left to put toward a down payment. This episode is a wake-up call for anyone who wants to buy their first property but keeps feeling like they cannot get ahead. Wayne and Gabby discuss the everyday spending habits that quietly drain thousands of dollars per year, including groceries, eating out, delivery apps, subscriptions, rent, lifestyle inflation and vehicle payments. They also explain why buying your first home intentionally can become a major stepping stone toward future real estate investing. Instead of buying only for lifestyle, new buyers can choose a property that may later become a rental property, allowing them to build equity, save for the next move and get their first piece on the board. 🧠 What You'll Learn
🏡 The First Property Strategy Wayne explains that if you do not yet own a home, your first purchase can be part of your real estate investing plan. Instead of buying a "forever home" right away, you may be able to buy a practical first home that works for your current lifestyle and could later become a rental property. That first home can help you:
The goal is not just to buy a house. The goal is to make your first purchase intentional. 💸 Where the Money May Be Leaking Wayne and Gabby discuss several areas where many people may be losing thousands of dollars per year without realizing it: Groceries Eating Out and Delivery Apps Housing Choices Apps and Subscriptions Vehicle Payments Wayne's message is not that people need to live cheaply forever. The point is to make temporary sacrifices long enough to get the first down payment and start building momentum. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio while using real estate to create flexibility, wealth, freedom and opportunity for their family. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors learn how to buy better properties, manage risk, raise capital, build systems and grow sustainable real estate portfolios. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Want help figuring out what type of first property to buy or how to build your real estate investing plan? Book a one-on-one coaching call: Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour REIcon: The Summit Series 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Real Estate Investing Q&A Garden Suites, Financing and Scaling Your Portfolio | 16 Jul 2026 | 01:08:37 | |
🎧 Real Estate Investing Q&A: Garden Suites, Financing and Scaling Your Portfolio Today's episode of the Canadian Real Estate Investing Morning Show is a live real estate investing Q&A session with Wayne and Gabby. Instead of focusing on one single topic, Wayne and Gabby answer several questions from Canadian real estate investors about Edmonton garden suites, construction financing, commercial financing, refinancing, mortgage strategy and how to scale a real estate portfolio more intentionally. They also share an update on a new Edmonton townhouse rental property they are taking possession of, including how they were able to secure a tenant before even getting the keys. The property received strong demand, multiple quality applications and was rented quickly because of the location, property type and strong marketing. The main discussion then turns to multi-unit garden suites in Edmonton, including how to determine what can be built on a lot, why more units can improve the cost-per-door, how commercial financing may apply, and why investors need to understand the financing strategy before starting the project. Wayne also explains why commercial financing is available for residential properties purchased inside a corporation, why it often comes with less favourable terms than residential financing, and why investors should be intentional from day one when building a mortgage and financing roadmap. 🧠 What You'll Learn
🏡 Garden Suite Q&A Wayne explains that many investors think of a garden suite as either a single ground-level unit or a garage suite above a detached garage. But in Edmonton, investors may be able to build multi-unit garden suites, depending on the zoning, lot size, setbacks, height restrictions and building requirements. Wayne and Gabby discuss models such as:
The larger opportunity comes from maximizing the number of units where the lot and numbers support it. More units can reduce the overall construction cost per door and potentially create stronger cash flow and stronger returns. 🏦 Financing Discussion A listener asked whether a residential property could be purchased using commercial financing if the investor planned to build four garden suites immediately. Wayne explains that commercial financing is not limited only to properties that already have five or more units. Investors can sometimes obtain commercial financing on residential properties, especially when buying through a corporation. However, commercial financing can come with trade-offs, including:
Wayne explains why many investors should use strong residential financing options first, then consider commercial financing or joint venture strategies as they scale. 🏘️ New Property Update Wayne and Gabby also share that they are taking possession of another Edmonton townhouse rental property. Before even receiving the keys, they were able to secure a signed lease and first month's rent from a tenant who had originally applied for another property in the same complex. This reinforces the importance of:
👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using strong fundamentals, cash-flow analysis, creative deal structuring, joint venture partnerships and long-term portfolio planning. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors understand real estate strategy, financing, deal analysis, property management, capital raising and portfolio growth. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Learn more about Edmonton garden suite opportunities: 🌐 www.edmontongardensuites.com Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour REIcon: The Summit Series 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| What to Do When Your Rental Property No Longer Cash Flows | 15 Jul 2026 | 01:12:52 | |
🎧 What to Do When Your Rental Property No Longer Cash Flows What should you do when a rental property that once made sense no longer cash flows? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer a listener email from a newer investor who bought properties that no longer produce positive cash flow after rents dropped. The listener was told by their previous coach to simply sell and start over, but selling now could potentially mean accepting a major loss. Wayne breaks down why selling is not always the best first move, how to think through the numbers, and what creative options may help an investor ride out a difficult period without immediately locking in a loss. This episode covers the importance of buying properties with strong cash flow from day one, why cash flow should be treated as a risk cushion rather than income, and how investors can use tools like rent optimization, separate garage rentals, pet rent, mortgage re-amortization, skip payments, secondary suites, or even multi-unit garden suites to improve a struggling property's position. 🧠 What You'll Learn
📊 Key Lesson From the Episode Wayne explains that a rental property loss is not fully realized until the property is sold. If an investor sells during a bad moment, they may lock in a major loss. But if they can safely hold the property, rents may recover, the mortgage may continue to pay down, and property values may rise over time. The key is whether the investor has enough cash flow, reserves, income or creative options to survive the difficult period. 💡 Possible Solutions Discussed Wayne and Gabby walk through several possible ways to relieve pressure on a property that no longer cash flows:
None of these are one-size-fits-all solutions. The correct answer depends on the property, financing, equity, rental income, market value and the investor's ability to carry the shortfall. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using simple fundamentals, strong cash-flow analysis, creative deal structuring and long-term thinking. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors avoid costly mistakes, analyze deals properly, manage risk and build sustainable real estate portfolios. 💡 Resources & Contact Want Wayne to look at your deal or help you work through a property that is not performing? Book a one-on-one coaching call: Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Learn how to measure rental property cash flow with Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour REIcon: The Summit Series 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Why We're Betting Big on Edmonton Garden Suites | 15 Jul 2026 | 01:15:37 | |
🎧 Why We're Betting Big on Edmonton Garden Suites Edmonton garden suites may be one of the strongest real estate investing opportunities in Canada right now—but only if the numbers, property, layout, financing and strategy are handled properly. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby explain why they are betting big on Edmonton garden suites, and more specifically, multi-unit garden suites. Wayne shares the backstory of spending nearly two years researching, testing, designing and refining the strategy before bringing it to investors. They discuss why Edmonton is uniquely positioned for this opportunity, why affordable land matters, how strong rents support the investment, and why the City of Edmonton's current support for gentle density creates a window of opportunity. They also explain why a traditional one-unit garage suite may not always produce the strongest numbers, why multi-unit garden suites can create significantly more income, and how moving a property into the five-plus-unit category can change the valuation conversation. This episode also compares garden suites to basement suites and older multifamily apartments, highlighting why above-grade, private, newly built rental units may be more desirable for many tenants. 🧠 What You'll Learn
💡 Featured Strategy: Multi-Unit Garden Suites Wayne explains that the opportunity is not simply about building one garage suite in a backyard. The larger opportunity is in designing the property so it can support multiple rental units, potentially bringing the total number of units on the property to five or more. That can create:
Wayne also explains why this strategy requires the right lot, the right layout, the right construction costs, the right rents and the right market. 🏡 Edmonton Garden Suites 101 Wayne and Gabby are hosting an in-person workshop in Edmonton for investors who want to learn more about this strategy. They will cover lot requirements, financing, construction considerations, rental demand, investor numbers, and how to determine what may be possible on a residential lot. Edmonton Garden Suites 101 You can also learn more about available models and book a consultation through Edmonton Garden Suites Ltd.: 🌐 www.edmontongardensuites.com 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio while developing strategies focused on cash flow, forced appreciation, risk reduction and long-term wealth building. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors learn how to find better deals, structure investments properly, raise capital, manage properties remotely and build sustainable real estate businesses. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Learn how to self-manage your rental properties remotely through the REI Masters Remote Property Management Course: Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour REIcon: The Summit Series 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Loan or Partnership? The Smarter Way to Fund a Rental Property Down Payment | 13 Jul 2026 | 01:17:38 | |
🎧 Loan or Partnership? The Smarter Way to Fund a Rental Property Down Payment What should you do when you find a strong rental property deal but do not have enough money for the full down payment? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer a listener's question about using a friend's money to complete a real estate purchase. Should the money be structured as a loan with interest, or should the investor bring the friend into the deal as a joint venture partner? Wayne breaks down the questions that need to be answered before choosing either option, including how the loan would be secured, whether the payments are sustainable, how the lender would be repaid, whether the mortgage lender permits borrowed down-payment funds, and how the responsibilities and profits would be divided in a partnership. They also explain why borrowing the down payment can quickly eliminate the cash flow from an otherwise profitable rental property—and why a properly structured partnership may offer a safer path to growing a larger portfolio. 🧠 What You'll Learn
📊 The Cash-Flow Example Wayne uses a simplified example of a $200,000 Edmonton townhouse requiring a $40,000 down payment. If the property produces approximately $500 per month in cash flow, but the investor borrows the $40,000 at 15% annual interest, the interest payment would also be approximately $500 per month. That means the property's entire cash flow could be consumed by the cost of borrowing the down payment—before accounting for repairs, vacancies or unexpected expenses. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have used joint venture partnerships for more than a decade to grow their rental property portfolio. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors analyze deals, structure partnerships, reduce risk and build sustainable real estate businesses. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Book a one-on-one coaching call, explore courses or learn more about joint venture investing: Learn how to measure rental property cash flow with Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Edmonton Real Estate Market Update: More Listings, Less Competition and New Opportunities | 10 Jul 2026 | 01:03:41 | |
🎧 Edmonton Real Estate Market Update: More Listings, Less Competition and New Opportunities The Edmonton real estate market is shifting—and that is creating a very different environment for buyers, sellers and real estate investors. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby are joined by Calvin Hexter of Calvin Realty for a detailed discussion about what is happening across the Edmonton market in July 2026. Inventory has climbed significantly compared with the same time last year, more properties are sitting on the market, and buyers have more options and negotiating power. At the same time, many sellers are beginning to adjust their expectations as the market moves closer to balanced conditions. The conversation also explores why July may offer a temporary window of opportunity for investors, how summer travel and weather can influence buyer activity, and why September could bring another wave of demand. Calvin also shares practical guidance on where investors should begin, why location and a clearly defined buy box matter, and how to avoid overcomplicating the real estate investing process. 🧠 What You'll Learn
👤 About Today's Guest Calvin Hexter is an Edmonton investor-focused Realtor and the founder of Calvin Realty. Calvin and his team work with homeowners and real estate investors throughout Edmonton and Alberta. Their approach combines market data, neighbourhood analysis, investor education and practical acquisition strategies to help clients make informed decisions. Learn more, explore the Edmonton investor desirability map and connect with the team: 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio while helping investors identify strong opportunities, improve cash flow and reduce risk through REI Masters and the Canadian Real Estate Investing Morning Show. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Explore REI Masters courses, workshops and real estate investing resources: Have a real estate investing question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour REI Conference Summit Series 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| The Tenant Screening System Every Landlord Needs | 09 Jul 2026 | 00:56:55 | |
🎧 The Tenant Screening System Every Landlord Needs A strong tenant screening process can protect your rental income, reduce turnover, prevent unnecessary damage, and make owning rental properties far less stressful. In today's episode, Wayne and Gabby break down the system they use to evaluate tenant applications before handing over the keys. They explain why a great first impression is not enough, how a recent applicant misrepresented their income, and which details landlords should verify before approving someone for a rental property. You'll learn how to review rental applications, confirm employment and income, assess affordability, interpret credit reports, contact landlord references, verify legal identification, and identify inconsistencies that may signal additional risk. The goal is not to find a "perfect" tenant. It is to gather enough reliable information to make a responsible and consistent decision that protects both the landlord and the applicant. 🧠 What You'll Learn
👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Together, they have built and self-managed a growing rental property portfolio while creating systems that allow them to operate their business remotely. Through the Canadian Real Estate Investing Morning Show and REI Masters, they help investors improve their cash flow, reduce risk and build sustainable real estate businesses. 💡 Resources & Contact Learn how to self-manage your rental properties from anywhere through the REI Masters Remote Property Management Course: Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: Have a question you would like answered on the show? The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour Calvin Realty – Edmonton Investor-Focused Realtor Team Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| Adding $3,000+ In Monthly Cash Flow To Our Portfolio In Just 6 Months | 08 Jul 2026 | 01:03:34 | |
🎧 Adding $3,000+ In Monthly Cash Flow To Our Portfolio In Just 6 Months How Wayne and Gabby used affordable Edmonton townhouses, strong systems and strategic partnerships to add significant monthly cash flow to their portfolio. Over the last six months, Wayne and Gabby added five more rental properties to their portfolio. Together, those properties now produce more than $3,000 per month in additional cash flow. In today's episode, they explain how they found these opportunities, why they continue buying Edmonton townhouses and how they were able to keep growing their portfolio without relying only on their own savings or mortgage qualification. These were not complicated development projects or secret off-market deals. They were affordable residential properties that were publicly available and purchased using traditional financing. The difference was understanding the market, recognizing overlooked opportunities and knowing how to properly evaluate townhouse condominium corporations. Wayne explains why many investors immediately reject properties with condominium fees. Condo fees are not automatically good or bad. The more important questions involve:
A condominium complex with higher fees today may still be in a stronger long-term financial position than one with artificially low fees and an underfunded reserve. Understanding how to review condo documents can help investors avoid bad properties while identifying opportunities that other buyers overlook. Wayne and Gabby also explain why townhouse rentals can be attractive from a management perspective. Many families want:
Properties that tenants genuinely want can be easier to rent, encourage longer tenancies and reduce turnover. The episode also discusses why affordable properties can be powerful investments. A lower purchase price can mean:
Wayne explains that one of the biggest advantages of Edmonton townhouses is that they remain accessible to everyday Canadian investors. Not every investor has hundreds of thousands of dollars available for a major development project or large multifamily acquisition. Affordable residential properties can allow more Canadians to begin building wealth without waiting years to save a massive amount of capital. The episode then addresses one of the biggest challenges investors face when trying to scale. Most people cannot continue saving enough money to purchase multiple properties on their own. Even investors with strong incomes may eventually reach limits on the number of residential mortgages they can qualify for. Wayne explains that partnerships can help solve both problems. A real estate expert may contribute:
A capital partner may contribute:
Together, the partners may be able to purchase properties that neither person would have pursued alone. Wayne and Gabby explain that partnerships played a major role in growing their own portfolio. They began by using personal savings, explored creative financing strategies and later began working with partners who had capital and mortgage qualification but lacked the time, experience or confidence to invest independently. Cash flow is also discussed as a risk-management tool. Wayne and Gabby do not treat rental cash flow as spending money. They allow it to accumulate inside reserve accounts so their portfolio can withstand unexpected events such as:
This became especially important after Edmonton experienced significant rainfall and flooding that affected several properties and delayed construction at one of their garden suite developments. Strong cash flow does not prevent every problem. It gives investors the financial capacity to handle problems without immediately contributing more personal money or being forced to sell. The goal is not simply to own a large amount of real estate. The goal is to build a portfolio that can remain profitable and sustainable for 15 to 20 years or longer. Wayne also explains why investors should avoid chasing fast income from rental properties. The cash flow generated today is designed to protect the portfolio and support long-term wealth creation. Over time, investors may benefit from:
The investment needs time to work. Strong cash flow gives it that time. 🧠 What You'll Learn
👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help Canadians identify strong investment opportunities, purchase profitable rental properties, evaluate condominiums, create property-management systems, raise capital and build sustainable long-term portfolios. They host the Canadian Real Estate Investing Morning Show live every weekday morning, providing practical real estate education and free coaching for investors across Canada. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: Get Wayne's book: Submit a question for the show: Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 Learn how Edmonton homeowners and real estate investors can build cash-flowing garden suites, increase density and create additional equity from underutilized land. REI Masters Edmonton Real Estate Investing Bus Tour Tour real Edmonton investment properties, examine current opportunities and see the strategies Wayne and Gabby teach being used in the market. 🤝 Sponsors Calvin Realty Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group
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| How To Make Fast Cash In Real Estate With Virtually No Risk | 29 Jun 2026 | 01:06:51 | |
🎧 How To Make Fast Cash In Real Estate With Virtually No Risk How real estate wholesaling works and why it can be one of the fastest ways to generate active income from real estate. A 23-year-old listener recently wrote to Wayne and Gabby with a simple question: What is the fastest way to make money in real estate? The listener is ambitious, has time available and wants to begin earning money now so that it can be invested for the long term. In today's episode, Wayne and Gabby explain why the speed of a real estate strategy usually increases its risk. Flipping properties, relying on private financing and using highly leveraged creative strategies can generate money quickly, but they can also create major problems when the market changes or something goes wrong. There is one strategy that can allow an investor to earn active income without personally purchasing the property: real estate wholesaling. Wholesaling involves finding a strong real estate opportunity, securing the property under a purchase contract and then assigning the rights under that contract to another investor for a fee. The wholesaler is not selling the property. The wholesaler is assigning the contractual right to purchase the property at the agreed price. For example, imagine a wholesaler secures the right to purchase a property for $320,000 when its market value is approximately $400,000. Another investor may happily pay the wholesaler a $5,000 assignment fee to take over that purchase contract. The end buyer receives a property for approximately $325,000 that may be worth $400,000. The wholesaler earns $5,000 for finding, negotiating and securing the opportunity. The seller receives a solution that fits their circumstances. When structured correctly, everyone can benefit. Wayne explains that wholesaling is one of the ways he continues to generate additional business revenue without actively operating as a full-time wholesaler. When he finds an excellent property that does not fit his current capacity or portfolio, he may assign the opportunity to another investor who is already looking for that type of deal. However, Wayne and Gabby emphasize that wholesaling is not simply about locking up random properties and hoping somebody buys them. Successful wholesalers begin with the end buyer. Before searching for properties, the wholesaler should build relationships with active investors and learn exactly what those investors want to purchase. That may include:
Once the wholesaler understands what buyers want, the business can be reverse-engineered to find those specific opportunities. This is where many new wholesalers fail. They become excited about marketing, knocking on doors, negotiating deals and writing contracts before building a reliable network of buyers. A great deal is only valuable to a wholesaler if there is a qualified investor prepared to purchase the assignment. Wayne and Gabby also explain that wholesalers are often solution providers. They may work with property owners dealing with situations such as:
A responsible wholesaler identifies the seller's problem, creates a workable solution and connects the opportunity with an investor capable of completing the purchase. The episode also discusses the earning potential. A casual wholesaler may earn a few thousand dollars from an occasional assignment. An active wholesaler with strong systems, consistent lead generation and a trusted network of buyers may build a six-figure business. Some of the largest wholesaling companies operate with teams, marketing departments, sales systems and assignment revenues reaching significantly higher levels. But the opportunity is not automatic. Wholesaling requires education, contracts, sales ability, marketing, negotiation, follow-up, relationship-building and a strong understanding of local real estate laws. Rules surrounding assignments, deposits, disclosures and real estate trading can vary across Canada. Anyone pursuing the strategy should understand the requirements in their province and receive proper legal and professional guidance. The biggest message for young investors is to focus. Ambitious beginners often try to learn every real estate strategy at once. They begin wholesaling, flipping, raising capital, analyzing multifamily properties and searching for rental properties without finishing any one strategy. Wayne explains that success usually comes from focusing your energy on one objective, mastering it, completing it and eventually creating systems around it before moving to the next opportunity. Wholesaling can be a powerful entry point for someone who has time, ambition and limited capital. But it needs to be approached like a real business. 🧠 What You'll Learn
👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help Canadians purchase strong rental properties, build sustainable portfolios, raise capital, develop real estate businesses and create long-term wealth. They host the Canadian Real Estate Investing Morning Show live every weekday morning, providing free real estate investing education and coaching for investors across Canada. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: Get Wayne's book: Submit a question for the show: Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour 🤝 Sponsors Calvin Realty Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group Suggested audio file name: how-to-make-fast-cash-in-real-estate-without-buying-property.mp3 | |||
| How Canadian Real Estate Investors Can Deduct Vehicle Expenses | 26 Jun 2026 | 00:58:38 | |
🎧 How Canadian Real Estate Investors Can Deduct Vehicle Expenses What Canadian landlords, Realtors and real estate investors need to know about mileage, vehicle deductions and CRA documentation. Real estate investors spend a lot of time driving. You may be travelling to rental properties, meeting contractors, completing repairs, showing units, serving notices, collecting documents, purchasing supplies or supervising work. But which vehicle expenses are actually deductible? In today's episode, Wayne and Gabby are joined by investor-focused accountant Steve Tsonev from Finngo Bookkeeping & Tax to explain how vehicle deductions work for Canadian real estate investors. Steve begins by explaining that the rules can change depending on whether you own one rental property or multiple properties. If you own only one rental property, the available vehicle deductions may be more limited. According to Steve, the property generally needs to be located within the same general area where you live, the trip should involve completing a necessary repair or maintenance task yourself, and you should be transporting the tools or materials required to complete that work. Simply driving to a single rental property for a showing, lease signature, rent increase or general inspection may not automatically qualify in the same way. Once an investor owns two or more rental properties, the range of deductible travel may expand. Trips to supervise contractors, manage properties, complete showings, serve notices or handle other management responsibilities may become easier to justify as legitimate business travel. The key is that the trip must be reasonable, properly documented and genuinely connected to earning rental income. Steve also discusses the difference between travelling from home directly to one work location and travelling between multiple business locations. CRA may view regular travel from home to a single workplace as a commute, while travel between properties or business locations may be treated differently. The episode then moves into vehicle ownership. Should the vehicle be owned personally or through a corporation? Steve explains that when a vehicle has both personal and business use, owning it personally and receiving a reasonable kilometre reimbursement from the business is often the simplest option. When a corporation owns a vehicle that is also used personally, the personal use may create a taxable benefit that needs to be calculated and reported. A corporation may be better suited to owning a vehicle that is used exclusively for business, such as a dedicated service van or work truck with no meaningful personal use. Steve also compares two common ways of claiming vehicle costs:
Actual expenses may include fuel, repairs, maintenance, insurance, interest, lease costs and depreciation, with the business-use portion calculated based on mileage. The kilometre method uses a reasonable per-kilometre rate and may be much easier for investors, Realtors and business owners who drive regularly. Steve explains why the kilometre method often produces a strong deduction without requiring every fuel receipt, repair invoice and operating expense to be allocated individually. The group also discusses why buying a more expensive vehicle does not necessarily create a larger tax benefit. CRA places limits on the amount that may be deducted for passenger vehicles, including depreciation limits for more expensive vehicles. The best decision should be based on what makes financial sense for the investor, not on the assumption that purchasing a luxury vehicle through a corporation will create an unlimited tax deduction. Steve also recommends several mileage-tracking tools:
The important part is to use a consistent system and confirm that the app is actively tracking trips throughout the year. This episode is designed to give Canadian investors clarity while reminding listeners that tax advice depends on the individual facts of each situation. When in doubt, speak directly with an investor-focused accountant who understands rental properties, corporations and real estate businesses. 🧠 What You'll Learn
👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help Canadians buy strong rental properties, build sustainable portfolios, create effective management systems and avoid unnecessary risk. They host the Canadian Real Estate Investing Morning Show live every weekday morning, providing free real estate investing education and coaching for investors across Canada. 👤 About Steve Tsonev Steve Tsonev is a managing partner at Finngo Bookkeeping & Tax and an experienced Canadian real estate investor. Finngo provides bookkeeping, accounting and tax support for real estate investors, Realtors and business owners across Canada. Steve combines professional accounting knowledge with firsthand experience owning and operating investment properties. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: Get Wayne's book: Submit a question for the show: Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour 🤝 Sponsors Calvin Realty Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group | |||
| How A Boring Rental Property Made Us $220,000 In 8 Years | 25 Jun 2026 | 01:10:39 | |
🎧 How A Boring Rental Property Made Us $220,000 In 8 Years A real Canadian rental property case study using actual numbers from Wayne and Gabby's portfolio. Real estate investing does not need to be complicated. In today's episode, Wayne and Gabby pull back the curtain on one of the most boring rental properties they own and show exactly how a simple long-term buy-and-hold investment generated approximately $220,000 in profit over eight years. This was not a large apartment building. It was not a complicated redevelopment. It was not a high-risk strategy filled with creative manoeuvres. It was a basic three-bedroom single-family home with a garage, a yard, an unfinished basement and a tenant profile that families actually want. The property was purchased in 2018 for approximately $250,000 with a $50,000 down payment. At the time, Alberta's real estate market was relatively flat. Rents had softened, vacancy was higher and many investors were directing their attention toward hotter markets elsewhere in Canada. Wayne and Gabby saw an opportunity. They purchased a property that worked based on cash flow and fundamentals without needing appreciation to make the deal successful. Eight years later, the property is worth approximately $380,000. During that period, it generated:
On the original $50,000 investment, that represents a total return of approximately 440%. Wayne explains why this does not mean the investment earned a compounded 55% every year. Dividing 440% by eight gives a simple average of 55% per year, while the compounded annual return is lower because the profits accumulated over time. The bigger lesson is not the exact percentage. The lesson is that a basic rental property purchased correctly can produce exceptional long-term returns without requiring excessive risk, constant management or a complicated investment strategy. Wayne also explains what he calls the eight-year hump. During the early years of a mortgage, a larger portion of each payment goes toward interest. Cash flow may feel underwhelming, property values may remain flat and investors may begin questioning whether the strategy is working. Over time, rents can increase, the mortgage balance declines and a greater portion of each payment begins reducing the principal. This is when the results become much easier to see. Gabby shares what it was like experiencing those early years without fully seeing the long-term numbers. She explains why new investors and their partners can become discouraged when the work, tenant issues and property expenses are immediate, while the largest financial rewards may still be years away. This episode also challenges the belief that investors must continually purchase larger and more complicated properties to build wealth. Wayne compares one $250,000 property with ten similar properties and explains why investment returns must always be compared relative to the amount of capital invested. Bigger does not automatically mean better. A $2.5 million property may generate more dollars, but it also requires significantly more capital. The most important question is how much return was generated relative to the investment and risk required. Wayne and Gabby also discuss the value of boring properties. A well-located family home with stable tenants may require very little ongoing management. That creates a strong return on both money and time. The goal is not to own the most impressive property. The goal is to own properties that tenants want, that produce reliable cash flow, that can survive difficult market conditions and that do not consume your entire life. 🧠 What You'll Learn
👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help everyday Canadians buy profitable rental properties, build strong portfolios, avoid unnecessary risk and create long-term wealth through real estate. Their approach focuses on strong fundamentals, practical systems, realistic numbers and properties that perform without relying entirely on appreciation. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: Book a private coaching call with Wayne: Get Wayne's book: Submit a question for the show: Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 REI Masters Edmonton Real Estate Investing Bus Tour 🤝 Sponsors Calvin Realty Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group
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| Buying A Rental Property In Canada: The Complete 18-Step Checklist | 24 Jun 2026 | 01:11:38 | |
🎧 Buying A Rental Property In Canada: The Complete 18-Step Checklist The exact step-by-step process Wayne and Gabby use to purchase rental properties in Canada, from mortgage planning and property selection through due diligence, closing and possession day. Buying a rental property in Canada can feel overwhelming when you do not know what happens first, who handles each step, when conditions need to be removed, or what must be completed before possession. In today's episode, Wayne and Gabby walk through the exact checklist they use every time they purchase a Canadian rental property. What began as a 17-point checklist became an 18-point checklist when Wayne added one of the most important steps: speaking with a real estate investing coach before deciding what type of property to buy. This episode covers the entire process from the moment you begin planning your purchase to the moment the lawyer completes the transaction and you receive the keys. Wayne and Gabby explain why Canadian investors should begin with a financing plan, why the lowest mortgage rate is not always the best mortgage strategy, and why working with an investor-focused mortgage broker can affect how many properties you are able to purchase later. They explain how to create an intentional property search based on your financing, investment goals, preferred tenant profile, location, asset class, bedrooms, bathrooms, square footage and expected cash flow. Once the right property is found, the episode walks through comparable sales, writing an offer, submitting the deposit, financing conditions, property inspections, condominium document reviews, title searches, insurance, legal documents, utilities, property taxes, cleaning, repairs, possession and preparing the property for tenants. Wayne and Gabby also explain why investors should not simply collect houses. Every property needs to serve a specific purpose within the investor's long-term plan. A property can appear profitable and still be the wrong investment for your goals, tenant profile, financing strategy or future ability to scale. This checklist is designed to give new Canadian investors clarity while helping experienced investors avoid overlooking small but important details when several transactions are happening at once. And yes, one of the most commonly forgotten steps is setting up the utilities before possession. 🧠 What You'll Learn
👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help everyday Canadians buy profitable rental properties, build strong portfolios, avoid common mistakes and create long-term wealth through real estate. They continue to use systems, checklists and investor-focused professionals to keep every transaction organized. Their goal is to give Canadians practical real estate investing education that produces strong returns while reducing unnecessary risk. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: Get Wayne's book: Submit a question for the show: Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 Learn how Edmonton homeowners and investors can use underutilized yard space to build cash-flowing garden suites, create additional equity and increase the income generated by an existing property. REI Masters Edmonton Real Estate Investing Bus Tour Tour real Edmonton investment properties, explore current opportunities and see real estate investing strategies in action. 🤝 Sponsors Calvin Realty Finngo Bookkeeping & Tax Kirkwood & Brennan Mortgage Group
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