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@volitionproperties
www.volitionprop.com
Volition Investment
Mastermind
January 2019
@volitionproperties
www.volitionprop.com
Who is Volition?
Realty ManagementAdvisory
Mentorship &
Education &
Consultation
Acquisition of
Investment
Properties
Design &
Renovations
...
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
Who is Volition?
● Certified Real Estate Investment Advisors
● Toronto’s Exclusiv...
@volitionproperties
www.volitionprop.com
We do normal stuff like listings and personal
residence too!
● Why list with us? ...
@volitionproperties
www.volitionprop.com
Volition Mastermind Chat Group
● We’ve created a mastermind group for all
our VIP...
@volitionproperties
www.volitionprop.com
3 years and going strong!
3 s
@volitionproperties
www.volitionprop.com
Ming’s Market Minute
@volitionproperties
www.volitionprop.com
TREB Market Data
@volitionproperties
www.volitionprop.com
Market Update - Sales Volume
@volitionproperties
www.volitionprop.com
Market Update - Listings
@volitionproperties
www.volitionprop.com
Market Update - YOY Summary
@volitionproperties
www.volitionprop.com
Market Update - Indicators
@volitionproperties
www.volitionprop.com
Market Update - Sales & Avg Price
@volitionproperties
www.volitionprop.com
Volition Market Data
@volitionproperties
www.volitionprop.com
Toronto Downtown Core
@volitionproperties
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Volition Metrics - Downtown municipalities
@volitionproperties
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Volition Metrics - Downtown SF Detached
@volitionproperties
www.volitionprop.com
Toronto - Everywhere else?
@volitionproperties
www.volitionprop.com
Volition Metrics - Uptown municipalities
@volitionproperties
www.volitionprop.com
Volition Metrics - Uptown SF Detached
@volitionproperties
www.volitionprop.com
Volition Metrics - Condos
@volitionproperties
www.volitionprop.com
● Sam’s Preconstruction
● Unsecured LOC $42k to cover 15% deposit
● 6% interest =...
@volitionproperties
www.volitionprop.com
● Sold May 2016
● Sold for $400,000
● Total Profit (after closing costs): $90,000...
@volitionproperties
www.volitionprop.com
What’s News?
@volitionproperties
www.volitionprop.com
https://www.huffingtonpost.ca/2019/01/16/rental-rates-canada-padmapper_a_23644335...
@volitionproperties
www.volitionprop.com
Another reason commonly cited for the rent spikes is the acceleration in Canada's...
@volitionproperties
www.volitionprop.com
Introduction To Real Estate
Investing in Toronto
@volitionproperties
www.volitionprop.com
Is now the right time to invest?
● Should I buy now?
● Should I wait?
● How do I ...
@volitionproperties
www.volitionprop.com
Is now the right time to invest?
● Sound real estate investment strategies are ba...
@volitionproperties
www.volitionprop.com
How Real Estate Builds Wealth
@volitionproperties
www.volitionprop.com
Average Market
@volitionproperties
www.volitionprop.com
FLAT Market
@volitionproperties
www.volitionprop.com
DOWN Market
@volitionproperties
www.volitionprop.com
What’s actually happened in Toronto
~7%
growth
over past
10 years
@volitionproperties
www.volitionprop.com
Real Estate Values Over the Long Term
@volitionproperties
www.volitionprop.com
Cashflow - What does it really mean?
● When investors are new, they focus heavily...
@volitionproperties
www.volitionprop.com
5% Appreciation and $2000 Cash Flow
Value of Property $1,000,000
Down Payment 20%...
@volitionproperties
www.volitionprop.com
7% Appreciation and $500 Cash Flow
Value of Property $1,000,000
Down Payment 20%
...
@volitionproperties
www.volitionprop.com
The impact of cash flow vs appreciation
5% and $2k cashflow $4,443,095
7% and $50...
@volitionproperties
www.volitionprop.com
Cashflow - What does it really mean?
● Cashflow has a purpose and that’s to help ...
@volitionproperties
www.volitionprop.com
Appreciation for the long term - how do you
get it?
@volitionproperties
www.volitionprop.com
Appreciation for the long term - how do you
get it?
LOCATION! LOCATION! LOCATION!
@volitionproperties
www.volitionprop.com
How to eventually live off your cashflow?
● The Multiplier effect is how you get ...
@volitionproperties
www.volitionprop.com
Long term buy and hold looks great. But what
about...
● What about flipping?
● Wh...
@volitionproperties
www.volitionprop.com
Long term buy and hold looks great. But what
about...
● What about flipping?
● Wh...
@volitionproperties
www.volitionprop.com
Where do I invest?
● 4 areas of Risk
● What the best place to invest in?
● Look a...
@volitionproperties
www.volitionprop.com
4 Areas of Risk
@volitionproperties
www.volitionprop.com
What the best place to invest in?
@volitionproperties
www.volitionprop.com
What the best place to invest in?
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
@volitionproperties
www.volitionprop.com
@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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@volitionproperties
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This even applies to your personal residence
● My personal residence
○ Investment...
@volitionproperties
www.volitionprop.com
An example of what to buy - $50k of capital
● What our clients have bought in the...
@volitionproperties
www.volitionprop.com
An example of what to buy - $100k of capital
● What our clients have bought in th...
@volitionproperties
www.volitionprop.com
An example of what to buy - $300k of capital
● What our clients have bought in th...
@volitionproperties
www.volitionprop.com
An example of what to buy - $70k + $15k +
$39k= $124k
● As the market is shifting...
@volitionproperties
www.volitionprop.com
What do I buy?
@volitionproperties
www.volitionprop.com
Announcements
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Sign up for Advisory.
● 60 Minute complimentary Advisory
Consultation
● We will h...
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What do YOU want to learn about this year?
@volitionproperties
www.volitionprop.com
Next Month - Advanced Mortgage Planning -
WEDNESDAY Feb 20
● I need 3 volunteers....
@volitionproperties
www.volitionprop.com
@volitionproperties
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@volitionproperties
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Pub Time!
● Drinks at Burgs
BURGS
YOU
ARE
HERE
Volition meetup 2019.01
Volition meetup 2019.01
Volition meetup 2019.01
Volition meetup 2019.01
Volition meetup 2019.01
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Volition meetup 2019.01

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Start Real Estate Investing! Where to invest? When to invest?

** OUR POPULAR ANNUAL INTRODUCTION TO REAL ESTATE INVESTING **

The holidays are done and the credit cards have been filled just as high as stockings. January is looking tight and KEEPING YOUR JOB is on your mind, let alone early retirement. If this is you don’t beat yourself up - in fact almost *50%* of consumers go into debt to pay for Christmas. THIS WAS ME 18 years ago. Faced with huge student debt, holiday costs and getting laid off during the dotcom crash. Good thing I had started investing in real estate and had a reliable second source of income. Since then, our investments have grown considerably over the years and the Volition Team has now helped invest over $110M in real estate!

What we will be teaching is our systematic method for investing in real estate based on our years of experience! STOP THE CYCLE! Do something in 2019 to achieve financial freedom. Learn to make real estate work for you!

During our session we’ll be answer questions like:

Where do I invest? How to identify the best places to invest. Small towns, big cities?
Is now the right time to invest? How to know if this is the right time to buy an investment property? Should I wait?
How do I buy the right property? Are condos good investments? Should I buy multifamily?
Where do I start with $50k, with $100k, with $300k? With different amount of investment funds, there are different strategies to take.
How does real estate actually make money? If you think it’s about buy low, sell high, you only understand a small part of real estate investing!

Make a change this year. Keep that promise to yourself that you’re going to learn to take control of your finances and make work optional. If you have ever thought about investing in real estate this, you don’t want to miss this session!

-----------------------------

Jan 17th, 2019
6:30pm-10:00pm
RSVP NOW!!!

Entry Fee: The workshop is $20 at the door or $15 when you pay online!

Location: Living Realty Office at 7 Hayden Street (not the dance studio!)

Schedule:
6:30pm-7:00pm: Arrival, meet and greet and networking
7:00pm-9:00pm: Presentations begin at 7pm SHARP
9:00pm-10:00pm: Networking

-----------------------------

Volition Properties
www.volitionprop.com

Volition Properties is an award-winning Toronto boutique real estate investment firm that provides advisory and turnkey real estate investment services. Its mandate is to help real estate investors sustainably invest to build wealth in the Toronto real estate market by investing in low-risk, freehold, cash-flowing income properties over longer-term real estate cycles.

[Volition (vō-ˈli-shən): The power to make your own choices or decisions; free will. Living life by design, not by default.]

Contact us today for any questions about investing in real estate in Toronto! ming@volitionprop.com

Published in: Real Estate
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Volition meetup 2019.01

  1. 1. @volitionproperties www.volitionprop.com Volition Investment Mastermind January 2019
  2. 2. @volitionproperties www.volitionprop.com Who is Volition?
  3. 3. Realty ManagementAdvisory Mentorship & Education & Consultation Acquisition of Investment Properties Design & Renovations Leasing & Property Management Renovations
  4. 4. @volitionproperties www.volitionprop.com
  5. 5. @volitionproperties www.volitionprop.com
  6. 6. @volitionproperties www.volitionprop.com Who is Volition? ● Certified Real Estate Investment Advisors ● Toronto’s Exclusive Investor Realtor for REIN Buyer’s Group ● Nominated for REIN’s Highest Award (Michael Millenear Leadership Award) ● $25M+ in personal holdings over 50 doors
  7. 7. @volitionproperties www.volitionprop.com We do normal stuff like listings and personal residence too! ● Why list with us? Investor advantage! ○ Active buyers / investor list ○ REIN Investor Database ○ REIN Buyers Group ○ The BEST marketing ■ Virtual 3D Dollhouse, Drone, Lifestyle video ■ Multiple languages, foreign investors ● We can also help you find your dream home! ○ Top 1% of all agents ○ Extensive local knowledge of one of your biggest investments ○ Combination personal residence and investment property
  8. 8. @volitionproperties www.volitionprop.com Volition Mastermind Chat Group ● We’ve created a mastermind group for all our VIP clients. ● Talk about news, tenant issues, share contacts, basically help navigate the difficulty of this investor world! Let us know if we missed you!!
  9. 9. @volitionproperties www.volitionprop.com 3 years and going strong! 3 s
  10. 10. @volitionproperties www.volitionprop.com Ming’s Market Minute
  11. 11. @volitionproperties www.volitionprop.com TREB Market Data
  12. 12. @volitionproperties www.volitionprop.com Market Update - Sales Volume
  13. 13. @volitionproperties www.volitionprop.com Market Update - Listings
  14. 14. @volitionproperties www.volitionprop.com Market Update - YOY Summary
  15. 15. @volitionproperties www.volitionprop.com Market Update - Indicators
  16. 16. @volitionproperties www.volitionprop.com Market Update - Sales & Avg Price
  17. 17. @volitionproperties www.volitionprop.com Volition Market Data
  18. 18. @volitionproperties www.volitionprop.com Toronto Downtown Core
  19. 19. @volitionproperties www.volitionprop.com Volition Metrics - Downtown municipalities
  20. 20. @volitionproperties www.volitionprop.com Volition Metrics - Downtown SF Detached
  21. 21. @volitionproperties www.volitionprop.com Toronto - Everywhere else?
  22. 22. @volitionproperties www.volitionprop.com Volition Metrics - Uptown municipalities
  23. 23. @volitionproperties www.volitionprop.com Volition Metrics - Uptown SF Detached
  24. 24. @volitionproperties www.volitionprop.com Volition Metrics - Condos
  25. 25. @volitionproperties www.volitionprop.com ● Sam’s Preconstruction ● Unsecured LOC $42k to cover 15% deposit ● 6% interest = $2520/year interest ● 4 years interest = $10,080 ● March 2010 ● 1 bedroom + 1 den (1 parking, 1 locker) ● $279,900 ● Liberty Village ● Upon close in 2014: $360,000 ● Rent $1700 ● Condo Fee $350 ● Cash flow = Break even Real Life: "If you bought this 10 years ago..."
  26. 26. @volitionproperties www.volitionprop.com ● Sold May 2016 ● Sold for $400,000 ● Total Profit (after closing costs): $90,000 in six years! ● 2019: $600,000 ● Rent: $2500 Real Life: "If you bought this 10 years ago..."
  27. 27. @volitionproperties www.volitionprop.com What’s News?
  28. 28. @volitionproperties www.volitionprop.com https://www.huffingtonpost.ca/2019/01/16/rental-rates-canada-padmapper_a_23644335/ Soaring rents are no longer just a Toronto and Vancouver problem. The latest survey from rental site Padmapper shows rents have jumped by double digits over the past year in 17 of 24 Canadian cities surveyed in December, with some of the country's (previously) most affordable markets seeing the largest hikes. Toronto retained its position as the country's most expensive rental market for one-bedroom units, with asking rents rising 11.9 per cent in a year, to a median of $2,260. Two-bedroom rents rose 13.1 per cent, to $2,850 per month. By comparison, Vancouver had a tame year, with one-bedroom rents up 6.5 per cent, to $2,130, while two-bedroom units rose 0.9 per cent, to $3,230. Meanwhile, many smaller and mid-sized Canadian cities saw considerably faster rent jumps, with hikes in the 15- per-cent range in Halifax,Kingston, Kelowna, London and Victoria. Quebec's two largest metros, Montreal and Quebec City, also saw rent hikes in this range. So why are rental rates rising in many cities that haven't seen a house price boom? What explains, for instance, struggling Saskatoon's 10.7-per-cent rate hike? The likeliest culprit is the mortgage "stress test" put into place at the start of last year, combined with rising interest rates that have pushed up monthly mortgage payments. While the stress test and the Bank of Canada's rate hikes were meant in part to keep Canadian homebuyers from overextending themselves on their mortgages (and the evidence so far suggests it has worked), it may have had an unintended consequence: Forcing would-be homebuyers to stay in rental housing longer as they save up a larger down payment. Rents Rise By Double Digits In 17 Of 24 Canadian Cities: Padmapper
  29. 29. @volitionproperties www.volitionprop.com Another reason commonly cited for the rent spikes is the acceleration in Canada's population growth. The federal government's increase to the country's quota of new arrivals to above 300,000 has spurred faster population growth, and many market experts say real estate developers haven't yet adjusted to the new reality. As new immigrants tend to rent rather than buy, this puts more pressure on the rental market than on the sales market. Still, there may be some relief on the horizon for renters, at least in some cities. Rents Rise By Double Digits In 17 Of 24 Canadian Cities: Padmapper Toronto is currently seeing the highest rate of purpose-built apartment construction the city has seen in three decades, according to industry research group Urbanation. That will slow down rental rate growth this year, the group predicted, noting that the rate at which rents have been increasing had already been slowing through 2018. But many experts say the upward pressure on rental rates will continue in 2019, in Toronto and elsewhere, as there's little on the horizon to change the situation in most cities. Rental and sales site Condos.ca polled 16 industry professionals, and they predicted 11-per-cent rental rate growth for Toronto in 2019, a 9-per-cent increase in Ottawa and 7 per cent in Vancouver. They point to near record-low vacancy rates in those cities as one sign price growth will continue.
  30. 30. @volitionproperties www.volitionprop.com Introduction To Real Estate Investing in Toronto
  31. 31. @volitionproperties www.volitionprop.com Is now the right time to invest? ● Should I buy now? ● Should I wait? ● How do I know when the right time to invest is?
  32. 32. @volitionproperties www.volitionprop.com Is now the right time to invest? ● Sound real estate investment strategies are based on long term returns and are not reliant on market timing ● Ming’s Favourite Saying: “...............” ● Long term investing is critical - here is why
  33. 33. @volitionproperties www.volitionprop.com How Real Estate Builds Wealth
  34. 34. @volitionproperties www.volitionprop.com Average Market
  35. 35. @volitionproperties www.volitionprop.com FLAT Market
  36. 36. @volitionproperties www.volitionprop.com DOWN Market
  37. 37. @volitionproperties www.volitionprop.com What’s actually happened in Toronto ~7% growth over past 10 years
  38. 38. @volitionproperties www.volitionprop.com Real Estate Values Over the Long Term
  39. 39. @volitionproperties www.volitionprop.com Cashflow - What does it really mean? ● When investors are new, they focus heavily on cash flow ○ Why not? If you can get more returns, it must be better ○ Cashflow is a function of risk ○ You don’t get something for free! ● What would you choose? ○ $500 vs $2000 cash flow ○ 5% vs 7% appreciation
  40. 40. @volitionproperties www.volitionprop.com 5% Appreciation and $2000 Cash Flow Value of Property $1,000,000 Down Payment 20% Annual Interest Rate 4.00% Years 25 Payments Per Year 12 Mortgage Amount $800,000 Appreciation 5.00% Total Periods 300 Rent Increase 5% Monthly Cash Flow $2,000 Final Property Value $3,466,845 Final Equity Built $4,443,095
  41. 41. @volitionproperties www.volitionprop.com 7% Appreciation and $500 Cash Flow Value of Property $1,000,000 Down Payment 20% Annual Interest Rate 4.00% Years 25 Payments Per Year 12 Mortgage Amount $800,000 Appreciation 7.00% Total Periods 300 Rent Increase 5% Monthly Cash Flow $500 Final Property Value $5,692,214 Final Equity Built $5,936,276
  42. 42. @volitionproperties www.volitionprop.com The impact of cash flow vs appreciation 5% and $2k cashflow $4,443,095 7% and $500 cashflow $5,936,276 Delta $1,493,181 What’s the important take away?
  43. 43. @volitionproperties www.volitionprop.com Cashflow - What does it really mean? ● Cashflow has a purpose and that’s to help hold for the long term ● Higher cashflow ≠ better investment ● There is always a trade off for higher cashflow, that might be ○ Tenant profiles ○ Distance to manage properties ○ Scalability ○ Property Management ○ Economic dependency on a single industry ○ More headache ● Cashflow is largely a myth. What do we mean by that?
  44. 44. @volitionproperties www.volitionprop.com Appreciation for the long term - how do you get it?
  45. 45. @volitionproperties www.volitionprop.com Appreciation for the long term - how do you get it? LOCATION! LOCATION! LOCATION!
  46. 46. @volitionproperties www.volitionprop.com How to eventually live off your cashflow? ● The Multiplier effect is how you get to lots of doors or significant cash flow ● Whenever you hear about someone who has 20+ doors, this is how it was done
  47. 47. @volitionproperties www.volitionprop.com Long term buy and hold looks great. But what about... ● What about flipping? ● Wholesaling? ● Development?
  48. 48. @volitionproperties www.volitionprop.com Long term buy and hold looks great. But what about... ● What about flipping? ● Wholesaling? ● Development? SHORT TERM MARKET RISK!
  49. 49. @volitionproperties www.volitionprop.com Where do I invest? ● 4 areas of Risk ● What the best place to invest in? ● Look at your customer - target demographic ○ Why is this the best demographic ● Look at long term appreciation of the property ○ Transit ○ Job Market and population growth
  50. 50. @volitionproperties www.volitionprop.com 4 Areas of Risk
  51. 51. @volitionproperties www.volitionprop.com What the best place to invest in?
  52. 52. @volitionproperties www.volitionprop.com What the best place to invest in?
  53. 53. @volitionproperties www.volitionprop.com
  54. 54. @volitionproperties www.volitionprop.com
  55. 55. @volitionproperties www.volitionprop.com
  56. 56. @volitionproperties www.volitionprop.com
  57. 57. @volitionproperties www.volitionprop.com
  58. 58. @volitionproperties www.volitionprop.com
  59. 59. @volitionproperties www.volitionprop.com
  60. 60. @volitionproperties www.volitionprop.com
  61. 61. @volitionproperties www.volitionprop.com
  62. 62. @volitionproperties www.volitionprop.com
  63. 63. @volitionproperties www.volitionprop.com
  64. 64. @volitionproperties www.volitionprop.com
  65. 65. @volitionproperties www.volitionprop.com
  66. 66. @volitionproperties www.volitionprop.com
  67. 67. @volitionproperties www.volitionprop.com
  68. 68. @volitionproperties www.volitionprop.com
  69. 69. @volitionproperties www.volitionprop.com
  70. 70. @volitionproperties www.volitionprop.com
  71. 71. @volitionproperties www.volitionprop.com
  72. 72. @volitionproperties www.volitionprop.com
  73. 73. @volitionproperties www.volitionprop.com
  74. 74. @volitionproperties www.volitionprop.com
  75. 75. @volitionproperties www.volitionprop.com
  76. 76. @volitionproperties www.volitionprop.com
  77. 77. @volitionproperties www.volitionprop.com
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  81. 81. @volitionproperties www.volitionprop.com
  82. 82. @volitionproperties www.volitionprop.com
  83. 83. @volitionproperties www.volitionprop.com This even applies to your personal residence ● My personal residence ○ Investment Pros ■ Yonge and Sheppard ■ Near public transit, access to highways, school ■ Bought land not house ■ Duplex ○ Investment Cons ■ Low rents compared to downtown ● Purchased for $500k. Now worth $1.5MM ● Original rent was $1000 now rents for $3800
  84. 84. @volitionproperties www.volitionprop.com An example of what to buy - $50k of capital ● What our clients have bought in the past 6 months... ○ Strategy: Preconstruction ○ Project: Artworks ○ Tenant profile: Millennials ○ Location: Heavy gentrification ○ Rental Strategy: House Hacking ● Financials ○ Price: $825k ○ Rents: $4900 ○ Expenses: $560+300+$3200 ○ Cashflow: $850
  85. 85. @volitionproperties www.volitionprop.com An example of what to buy - $100k of capital ● What our clients have bought in the past 6 months... ○ Strategy: Resale Condo ○ Project: Queen & Gladstone ○ Tenant profile: Millennials ○ Location: Uber hipster ○ Rental Strategy: Tenant turnover for higher rents ● Financials ○ Price: $595,000 ○ Rents: $2700 ($2250 currently) ○ Expenses: $200 + $400 + $2100 ○ Cashflow: Break-even
  86. 86. @volitionproperties www.volitionprop.com An example of what to buy - $300k of capital ● What our clients have bought in the past 6 months... ○ Strategy: Resale Triplex ○ Project: Roncesvalles ○ Tenant profile: Millennials ○ Location: Super attractive for young professionals and young families ○ Rental Strategy: Already renovated, assume tenants, higher rents upon turnover(!) ● Financials ○ Price: $1.352M ○ Rents: $2900 + $2350 + $1300 = $6550 ○ New Rents: $2900 + $2700 + $1700 = $7300 ○ Expenses: $400 + $200 + $400 + $4900 =$5900
  87. 87. @volitionproperties www.volitionprop.com An example of what to buy - $70k + $15k + $39k= $124k ● As the market is shifting again… Assignments!! ● Queen & Spadina ● SQ2 ● $545,000 ● Rent: $2600 ● Expenses: $300 + $350 + $1950 ● Cashflow: Break even
  88. 88. @volitionproperties www.volitionprop.com What do I buy?
  89. 89. @volitionproperties www.volitionprop.com Announcements
  90. 90. @volitionproperties www.volitionprop.com Sign up for Advisory. ● 60 Minute complimentary Advisory Consultation ● We will help you determine ○ Where you are at ○ Where you want to go ○ Help you build a customized plan to get there ● Sign up app on iPad that is being passed around ● We will reach out to you by Monday to schedule a session with our Advisory team
  91. 91. @volitionproperties www.volitionprop.com What do YOU want to learn about this year?
  92. 92. @volitionproperties www.volitionprop.com Next Month - Advanced Mortgage Planning - WEDNESDAY Feb 20 ● I need 3 volunteers. We can anonymize if necessary. Email me directly at matthew@volitionprop.com. ● We will do a real life case study. Not the fluffy generic crap that you get everywhere else. ○ Straightforward: Salaried, 1st property, etc. ○ Small portfolio: 3-5 properties, looking to grow portfolio, hitting the financing wall. ○ Complex: 10+ properties, self-employed and/or commissioned income, corporations, divendends, gross income vs. net income, taxable income, B-lending.
  93. 93. @volitionproperties www.volitionprop.com
  94. 94. @volitionproperties www.volitionprop.com
  95. 95. @volitionproperties www.volitionprop.com Pub Time! ● Drinks at Burgs BURGS YOU ARE HERE

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