We typically can’t bring the public onto a live construction site, but in March, technology will break that barrier! We’ll be sharing tours from properties that are at different phases of completion, walking through the plans and financials and opening the floor to your questions.
Our street smart tours in the past have had a fantastic reception. You’ll learn first-hand what we look for when analyzing and evaluating a potential investment property so you’ll have that extra advantage as you make your future strategic investments! You’ll also learn about the high-level construction process and how we turn an average home into an investment goldmine.
Here’s what we’ll cover:
The business model and why it makes sense
High-level financials including capital required, ARV, rents, cashflow, and ROI (Hint: It requires deep pockets, but it’s well worth it!)
What we look for in a property and the key physical aspects that make a property a good candidate
We will be touring the following properties:
A duplex nearing completion and laneway suite kicking off in the Danforth area
A fourplex that is just beginning in Little Italy
2. @volitionproperties
www.volitionprop.com
Housekeeping Items
1. The event will be a combination of recordings, live segments and Q&As
2. Type your questions in the chat and they will be queued for the Q&A
sections
3. The recording and slides will be sent after the event, and posted on our
website (www.volitionprop.com)
5. @volitionproperties
www.volitionprop.com
Who is Volition?
● Mission Statement: To help people navigate the complex world of real
estate and to be the team who has your back.
● Complete Solution Provider: Everything you need to be successful.
● We Figure It Out For You: Cutting-edge research, analysis, and (more
importantly) synthesis in putting together solutions for the competitive
Toronto market.
6. @volitionproperties
www.volitionprop.com
Who is Volition?
● Credentials:
○ $32M+ personal holdings in Toronto Real Estate (55+ doors)
○ Featured on HGTV, REIN, RISE, Property Profits Real Estate Podcast, etc, etc.
○ Certified Real Estate Investment Advisors
○ Michael Millenear Real Estate Investing Leadership Award nomination
○ Realtor Awards: Chairman Award, President Award, Top Producer Award 5 years running
8. @volitionproperties
www.volitionprop.com
The Volition Team
Toronto’s Leading Real Estate Investment Advisory & Realty Firm
Matthew Lee
Founder &
Managing Partner
Ming Lim
Head of Construction and
Realty Services
Florence Lee
Strategic Initiatives Manager
Construction Project Mgmt
Brian Li
Construction Project Mgmt
Alykhan Jinnah
Realty Coordinator
Chris Law
Realty & Leasing Services
Daniel Weng
Realty & Leasing Services
Sam Ho
Special Advisor
Alcina Sung
Interior Design & Stager
9. @volitionproperties
www.volitionprop.com
The Volition Team
Toronto’s Leading Real Estate Investment Advisory & Realty Firm
Matthew Lee
Founder &
Managing Partner
Ming Lim
Head of Construction and
Realty Services
Florence Lee
Strategic Initiatives Manager
Construction Project Mgmt
Sam Ho
Special Advisor
Brian Li
Construction Project Mgmt
Alykhan Jinnah
Realty Coordinator
Chris Law
Realty & Leasing Services
Daniel Weng
Realty & Leasing Services
THIS COULD BE YOU!
Realty Services
THIS COULD BE YOU!
Realty Services
Alcina Sung
Interior Design & Stager
10. @volitionproperties
www.volitionprop.com
Farewell Shelby!
● Hopefully Meetups continue to run without a
hitch :)
● An investor at heart, she has stated that she will
continue to see you at future Meetups (maybe
she’s here today!)… she just isn’t running the
show from behind the scenes anymore!!
● Now at BrokerBay, helping new brokerages
onboard onto the BrokerBay platform Shelby Hagymasy
Operations Coordinator
11. @volitionproperties
www.volitionprop.com
Hello Alykhan!
● Alykhan was previously a Volition client for
many years, and he has been with the Volition
family for the past 6 months already!
● Alykhan’s expanded role includes stepping in to
fill in for many of Shelby’s duties (particularly
Realty Backoffice) & Leasing.
● Business continuity…business-as-usual at
Volition.
Alykhan Jinnah
Realty Coordinator
12. @volitionproperties
www.volitionprop.com
Investor agents make the best “normal” agents!
● We can help you find your dream home and have it make financial sense
○ Does this property hold to long term appreciation fundamentals?
○ Does it require construction? How much are those things going to cost?
○ Can I have a secondary suite to help with cash flow? How much are rents?
What tenant profiles will I get?
○ How can my primary residence help me qualify for investment properties in
the future? HELOC? Secondary suites?
○ Advanced financing - B Lenders, Second Mortgages, Private Lenders
○ Top 1% of all agents
● We sell investor properties and single family homes
○ Active buyers / investor list, email marketing, social media marketing
○ Virtual 3D Dollhouse, Drone, Lifestyle video
○ Multiple languages, foreign investors
Your home is the most important tool in your investment journey!
14. @volitionproperties
www.volitionprop.com
Private Volition Mastermind Chat Group
● Exclusive to Investor clients & Advisory clients
ONLY.
● Talk about news, tenant issues, share contacts,
basically help navigate the difficulty of this
investor world!
● Let us know if we missed you!!
16. @volitionproperties
www.volitionprop.com
Highlights
● Objectives:
○ Maximize equity takeout
There is a trade-off with cash flow
○ BRRRR and repeat every two years
● The plan: A reno project with massive upside
potential
● Target: Premium west-end neighbourhoods with
high supported ARVs and maximize density
17. @volitionproperties
www.volitionprop.com
Property Characteristics
● Wide lot with a third floor with excellent ceiling
height
● Three self-contained units in MPAC report and
city research - useful for mortgage qualification
and CoA application
● Options:
○ Cosmetic reno ($)
○ Reconfigure units ($$)
○ Add one unit to create fourplex ($$$)
19. @volitionproperties
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Project Pro Forma
Purchase Price $1,732,000
Initial Investment
(20% down payment + closing costs)
$413,942
Reno cost including HST ~$621k
Estimated ARV $2,850,000
Estimated Equity Takeout $1,093,214 at 80% LTV
$789,057 at 70% LTV
“Free” reno and
my investment
back?!
But wait…
20. @volitionproperties
www.volitionprop.com
Post-Refi Targets (80% LTV)
Basement (2 bed, 1 bath) $1,950
Main Floor (2 bed, 1 bath) $2,500
Second Floor (2 bed + den, 1 bath) $2,750
Third Floor (1 bed, 1 bath) $2,300
Total Monthly Rent $9,500
Mortgage (80% LTV, 2.5%, 30 yr amortization) $9,614
Property Tax $600
Hydro, Gas, Water & Waste (separately metered) $200
Insurance $200
Total Monthly Payments $10,614
Net Monthly Income -$1,114
Net Investment after Equity Takeout $122,682
21. @volitionproperties
www.volitionprop.com
Post-Refi Targets (70% LTV)
Basement (2 bed, 1 bath) $1,950
Main Floor (2 bed, 1 bath) $2,500
Second Floor (2 bed + den, 1 bath) $2,750
Third Floor (1 bed, 1 bath) $2,300
Total Monthly Rent $9,500
Mortgage (70% LTV, 2.5%, 30 yr amortization) $8,413
Property Tax $600
Hydro, Gas, Water & Waste (separately metered) $200
Insurance $200
Total Monthly Payments $9,413
Net Monthly Income +$87
Net Investment after Equity Takeout $426,838
Which
option do
you prefer?
25. @volitionproperties
www.volitionprop.com
Highlights
● Objectives:
○ Main House - Rental property
○ Laneway suite - Personal use
● Neighbourhood: Premium east-end location with
retail, great tenant profiles, and steps to the
subway line
● Potential to increase density (i.e., duplex to triplex)
to maximize cash flow, but there is a preference to
build as-of-right
29. @volitionproperties
www.volitionprop.com
Laneway Suite
2 levels over 1,000 sf:
● Main Floor: Garage, office, powder
room, laundry, and mechanicals
● Second Floor: Living, dining, kitchen
and bathroom
● Premium end-user finishes and
appliances (not your typical rental
suite!)
● In-floor heating on the main floor +
furnace on the second
● Provisions for the garage to convert
into future living space
30. @volitionproperties
www.volitionprop.com
Project Pro Forma
Purchase Price $1,271,000
Initial Investment
(20% down payment +
closing costs)
$301,689
Reno cost including HST $339k - Main house
$565k - Laneway suite
= $904k total
Estimated Market Value $2,400,000
Estimated ARV for Refi $2,200,000
Estimated Equity Takeout $894,934
Laneway suite valued at
build cost, but that said…
81 Gough Ave. sold for
$4.1M!
31. @volitionproperties
www.volitionprop.com
Post-Refi Targets
Main Floor + Basement (3 bed, 2 bath) $3,450
Upper Floor (2 bed, 1 bath) $2,450
Laneway Suite (1 bed + den, 1.5 bath) $2,000
Garage $100
Total Monthly Rent $8,000
Mortgage (80% LTV, 2.5%, 30 yr amortization) $7,422
Property Tax $550
Hydro, Gas, Water & Waste (separately metered for LWS) $300
Insurance $200
Total Monthly Payments $8,472
Net Monthly Income -$472
Net Investment after Equity Takeout $446,543
35. @volitionproperties
www.volitionprop.com
What is my next step #1?
● Sign up for a complimentary Advisory session
● To make the session productive and effective,
come prepared with:
○ Capital available to invest
○ Mortgage qualification
○ Your goals
● We will help you determine:
○ Where you are at
○ Where you want to go
○ Help you build a customized plan to get there
36. @volitionproperties
www.volitionprop.com
What is my next step #2?
Attend the next Meetup!
● Date: April 20, 2022
● Time: 7:00pm (6:30pm Networking)
● Topic: “Does Investing in Toronto Real Estate
Still Make Sense Today?”
● RSVP for free: www.meetup.com/volition
37. @volitionproperties
www.volitionprop.com
What is my next step #2?
Attend the next Meetup!
● Date: April 20, 2022
● Time: 7:00pm (6:30pm Networking)
● Topic: “Does Investing in Toronto Real Estate Still
Make Sense Today?”
● RSVP for free: www.meetup.com/volition
What do YOU want to learn about?? (Zoom Poll, Put
into Zoom Chatbox, or info@volitionprop.com)