Real estate is
a portfolio decision.
Financing for rental properties, multi-units, and revenue real estate. Up to 80% LTV on residential rentals; specialty programs for portfolio investors.
- BBB Accredited
- No fees, ever
- Licensed Alberta brokers
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A specialist will review your numbers and email your estimate within 5–10 minutes.
We never pull your credit for this estimate. Your information is never shared or sold. For more information, please refer to our Privacy Policy.
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This helps us understand where you're at so we can match you with the right options.
What's your down payment situation?
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We never pull your credit for this estimate. Your information is never shared or sold. For more information, please refer to our Privacy Policy.
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We never pull your credit for this estimate. Your information is never shared or sold. For more information, please refer to our Privacy Policy.
Your Income & Debts
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We never pull your credit for this estimate. Your information is never shared or sold. For more information, please refer to our Privacy Policy.
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We DO NOT pull your credit. Your information is used only to reach out to you. No portion is shared with any third party. For more information, please refer to our Privacy Policy.
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The Skip the Down Payment program — and any mortgage with less than 20% down — requires solid credit history. Here's what good credit looks like and how to build it.
If you don't have any credit history yet, start with secured Visas from Scotia Bank and Home Trust — they're easier to approve for and a great first step. You can track your score for free at www.equifax.ca.
Down payment ranges and what credit you'll need
- 0–4% down: excellent credit, score above 680
- 5–9% down: score of 620+, no late payments or collections in the last 2 years
- 10–19% down: score of 580+, no recent late payments or collections
- 20%+ down: multiple lenders available depending on your interest rate tolerance
Tips to bump up your credit score
- If you've missed payments, try to open or maintain three credit accounts with perfect repayment going forward. (Student loans don't count.)
- Re-establishing payment history typically takes:
- ~12 months for one missed payment
- 2–3 years for 60- or 90-day late payments
- 3+ years for written-off debts (excluding minor collections like cell phone bills)
- Consumer proposals and orderly payment of debt are treated like a bankruptcy for mortgage purposes — wait times are significantly longer.
- Keep credit utilization low. Utilization is the ratio of balance to total credit limit. 30% or under is ideal.
- If you plan to purchase a home within 24 months, do not finance a vehicle purchase — the high utilization of that debt will reduce your score and your mortgage approval chances.
Why closing cards can hurt you
Say you have these accounts:
| Account | Limit | Balance |
|---|---|---|
| Credit Card A | $15,000 | $0 |
| Credit Card B | $10,000 | $0 |
| Credit Card C | $5,000 | $4,000 |
| Loan (orig. $20,000) | $20,000 | $17,000 |
Total utilization: $21,000 balance ÷ $50,000 total limit = 42% — that's healthy.
Now close Cards A and B (because you don't use them). New utilization: $21,000 ÷ $25,000 = 84% — that's bad. Your credit score could drop 50 points overnight.
Different rules, different lenders
Investment property mortgages aren't just owner-occupied mortgages with a different stamp on them — the underwriting, rates, and product structure are genuinely different. Lenders price in higher risk, want larger down payments, and often qualify the file differently (including projected rental income).
Whether you're buying your first rental, scaling to your fifth, or refinancing your existing portfolio, we have lenders who specialize in investor files — and the experience to structure the deal so it actually closes.
Right fit checklist
-
20% minimum down. Owner-occupied programs allow 5% down. Investment properties require 20% minimum (sometimes 25-35% on multi-units).
-
Existing income strength. Lenders qualify you on your personal income plus a portion of projected rental income — typically 50-80% of expected market rent.
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Credit 680+. Investor programs have stricter credit requirements than owner-occupied programs. Below 680, options narrow significantly.
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Property cashflow. Some lenders have minimum DCR (debt-coverage ratio) requirements — projected rent divided by mortgage payment. Helps for marginal income files.
Three steps to a quote
Assess investor profile
First-time vs experienced investor changes which lenders we approach. We'll talk through your portfolio plan, not just the next deal.
Match to investor lenders
Some lenders cap at 4 mortgages, some at 10, some are uncapped. We pick lenders that fit where you are AND where you're going.
Cashflow modeling
We model the actual cashflow on the property — rent minus mortgage, taxes, insurance, vacancy, maintenance — so you make a real ROI decision, not a hope-based one.
Why use a broker for rentals
Lender capacity matters
Major banks usually cap investors at 4-5 properties. Brokers have access to lenders who'll do 10, 15, 20+. Critical for scaling investors.
Better rates than expected
Rental property rates are typically 0.10-0.30% above owner-occupied. Some lenders price closer to owner-occupied for very strong files.
Multi-unit programs
2-4 unit residential properties have specific programs and pricing. We know which lenders compete hardest for these.
Refinancing flexibility
Pulling equity from rental properties has different rules than owner-occupied. We structure the refinance to maximize your usable funds and minimize tax friction.