Volition meetup 2019.03
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The very first book I read that started me on the path to become a real estate investor, was Rich Dad, Poor Dad. In that book, Robert Kiyosaki uses an analogy on how wealth is built. Think about wealth as water and your finances are a bucket holding that water. Most people have one tap filling that bucket - their job. But they’ve got lots of holes in that bucket - bills, car payments, their mortgage, and **TAXES**. To build wealth, you’ve got to turn on as many taps as possible and close as many holes in your bucket as possible. Improper tax planning can be one of the largest drains on your real estate investments, so join us on March 20th and lean how to pay less tax! We’ll be covering topics like: Corporations - When should I incorporate? Should I buy in a corporation? Taxes on corporations? Active vs passive income? Business corps - using profits to invest? Estate Planning - How do I pass my assets down to the next generation? Taxation Best Practices - What is building depreciation and why is it important? What is eligible for interest deductibility? How do I deduct the interest of my HELOC? It’s essential to understand these things even if you only have one property. If you’ve already accumulated a few properties, it’s even more important to correct any mistakes you’ve made. Bad planning can completely kill some investment business cases, home flipping for example, so come learn how to do things right with one of the best in the industry! Peter is a Real Estate Investment focused accountant and well known in the investment world. He regularly presents in front of hundreds of people at REIN meetings and is making the trip from Kitchener to speak to our group. His accounting firm provides strategic accounting and taxation services to grow your business and and protect your real estate investments. His partner George Dube literally wrote the book “Tax, Accounting, and Legal Strategies for the Canadian Real Estate Investor”. Their services include: > Assurance Services > Business Advisory > Real Estate Tax Planning and Structure > Retirement & Estate Planning > Tax Consulting > Business Tax Compliance > Personal Tax > US and International Tax Services To ensure that we are covering topics that are relevant to YOU, email your questions or scenarios to ming@volitionprop.com and we will “incorporate” them into the presentation… ;)
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Volition meetup 2019.03
- 3. Realty ManagementAdvisory Mentorship & Education & Consultation Acquisition of Investment Properties Design & Renovations Leasing & Property Management Renovations
- 5. @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)… (and a bunch of other awards: SilverInvestment Award, Bronze Investment Award, Chairman’s Club, President’sClub, Top Producer, blah blah blah) ● $25M+ in personal holdings over 50 doors
- 6. @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
- 7. @volitionproperties www.volitionprop.com Volition Mastermind Chat Group ● Open to Investor clients & Advisory clients. ● Talk about news, tenant issues, share contacts, basically help navigate the difficulty of this investor world! Let us know if we missed you!!
- 8. @volitionproperties www.volitionprop.com FREE Monthly “REI Coffeehouse” Web Chat ● What: No format. No presentation. No script. Q&A. Real people with real problems. Occasionally guest speaker. Send in your questions beforehand, and then we’ll chat about them and get your questions answered. ● Why: “Meetup once a month isn’t enough! I need more networking, more Q&A time, more learning, more community, more like-minded people, more engagement!” ● When: 12pm-1pm during your work lunch break. Once a month (in between Meetups). ● How: Log on using Zoom.us (webcam & microphone). Scheduled thru Meetup.com (www.meetup.com/Volition) (1. Also, if you have any suggestions on the format, content, etc., let me know!) (2. If you have a suggestion on the SPECIFIC TIME other than the planned 12pm-1pm, also let us know!)
- 12. @volitionproperties www.volitionprop.com This Week’s Top Stories: Canadian Real Estate Sales And Prices Make Big Drops, While Developer Debt Hits An All-Time High https://betterdwelling.com/this-weeks-top-stories-canadian-real-estate-sales-and-prices-make-big-drops-while-developer-debt-hits-an-all-time-high/ CanadianRealEstateSalesPrintWorstFebruarySinceBeforeTheGreatRecession Canadian real estate sales are slowing dramatically from last year. CREA reported 29,974 sales in February, up 25% from the month before. This represents a 4.41% decline compared to the same month last year. Both the monthly and annual rates raised interesting flags. A monthly increase is expected, but this is the smallest jump from January since at least 2007. The annual decline makes it the fewest sales for a February since at least 12 years. CanadianMortgageHoldersArePayingOver27%MoreInterestThanPrincipal Canadians with are suddenly paying a lot more to interest than principal. Households paid $9.88 billion in principal in Q4 2018, 1.07% higher than last year. Mortgage interest payments hit $12.6 billion in Q4 2018, an increase of 11.12% from the year before. What does that mean? Interest payment growth is over 10x greater than principal payments. Still not clear? People are paying banks $1.25 for every $1 they pay down real estate debt. CanadianRealEstateMakesLargestFebruaryPriceDeclineOutsideOfRecession The Teranet-National Bank HPI (TNB HPI) show Canadian real estate prices made an abrupt decline in February. Analysts from the firm noted that price made a monthly decline of 0.4% last month. The decline brought annual gains to just 1.87%, with prices now down 1.43% from the September 2018 peak. NationalBank noted this is the largest February decline in the history of the index. The YOY increase is also the smallest increase outside of a significant recession. FlipOrFlop: CanadianRealEstateRenovationLoansDownOver40%FromPeak Canadians are borrowing less for residential real estate renovations. Renovation debt fell to $2.97 billion in Q4 2018, down 2.14% from last year. The quarter is down 17.79% from the recent peak of $3.61 billion in Q2 2016. This is seventh quarter of negative growth, compared to the same month last year. CanadianRealEstateDeveloperDebtHitsAnAll-TimeHigh Canadian real estate developers are incurring a record amount of debt to finance projects in Q4 2018. The balance of loans for residential development hit $16.68 billion in Q4, up 20.28% from last year. That also sets a new all-time record for loans for real estate development. Remember, that’s only chartered banks. Developers have been increasingly looking towards private loans.
- 13. @volitionproperties www.volitionprop.com https://betterdwelling.com/canadian-real-estate-prices-go-negative-for-the-first-time- since-2009/ Canadian Real Estate Prices Drop For The First Time Since 2009 The price of a typical home in Canada made the first annual decline in almost 10 years, last month. The CREA benchmark fell to $615,300 in February, up 0.3% from the month before. Prices are now down 0.13% lower when compared to the same month last year. This is the first annual decline since 2009, and the only one outside of a recession The annual pace of growth (or lack thereof) is trending lower. The 0.13% decline is small, but lower than the month before. This is the sixth consecutive month of declines, with prices dropping 1.45% over just the past 6 months. Ontario Real Estate Markets See Biggest Price Gains The largest annual price gains were all observed in Southern Ontario. Ottawa made the largest gains with a typical home hitting $400,800 in February, up 7.41% from the same month last year. Guelph followed with a typical home reaching $527,300, up 6.84% from last year. Niagaracame in third at $393,500, up 6.54% from last year. These markets all trail the national price, and are close to their all-time peak. Canadian Real Estate Prices Go Negative For The First Time Since 2009
- 15. @volitionproperties www.volitionprop.com Toronto Home Sales Decline as Price Growth Continues http://urbantoronto.ca/news/2019/03/toronto-home-sales-decline-price-growth-continues The latest monthly sales report from the Toronto Real Estate Board (TREB)shows a continued decline in the Greater Toronto Area's resale housing market in February. 5,025 home sales represented a 2.4% year-over-year decline in homes sold, while a month-over-month decline was also felt from January 2019's figure. While the 416 submarket took a more noticeable hit, the 905 region actually recorded a slight increase in sales measured year-over-year. New listings also declined in February, falling from a GTA-wide 10,473 in February 2018 to last month's 9,828. Listings within the 416 remained fairly steady, dropping slightly year-over-year from 3,365 to 3,301. A steeper dropoff was recorded in the 905, falling year over year from 7,108 listings down to 6,527. This points to tightening market conditions compared to last year, which continues to translate to price growth. Both the MLS Home Price Index Composite Benchmark and the average selling price increased on a year-over-year basis in February 2019, rising 2.4% and 1.6% respectively, though the numbers fell when measured month-over-month. Price growth was driven by growth in the condo apartment and high-density low-rise market segments. The GTA-wide average price now sits at $766,197,while the price of a home within the 416 averages at $812,982. Declining home sales have triggered TREB to put pressure on candidates in the upcoming federal election, underlining the housing market's importance to the Canadian economy. A statement from Jason Mercer, TREB’s Director of Market Analysis and Service Channels, reads “A study conducted by Altus for TREB found that, on average, each home sale reported through TREB resulted in $68,000 in spin-off expenditures accruing to the economy. With sales substantially lower than the 2016 record peak over the last two years, we have experienced a hit to the economy in the billions of dollars, in the GTA alone. This hit has also translated into lower government revenues and, if sustained, could impact the employment picture as well.” Rising home prices continue to drive growth in the rental market, which saw year-over-year gains in both the volume of rentals leased and the price of rent. 2,316 one- bedroom apartments were leased last month, rising 3.8% from February 2018, while the average one-bedroom rent was up by 8.1% to $2,145. 1,383 two-bedroom apartments were leased in the same period, rising 9.3% from the 1,265 recorded last February. The average two-bedroom rent increased by 7.4% to $2,810.
- 16. @volitionproperties www.volitionprop.com Let’s do our own research - Real Estate is LOCAL
- 17. @volitionproperties www.volitionprop.com Market Update - Sales Volume
- 19. @volitionproperties www.volitionprop.com Market Update - Long Term Sales Trend
- 20. @volitionproperties www.volitionprop.com Market Update - Long Term Price Trend
- 21. @volitionproperties www.volitionprop.com Market Update - Long Term Affordability Index
- 22. @volitionproperties www.volitionprop.com Volition Market Data - Very Local Data
- 24. @volitionproperties www.volitionprop.com Volition Metrics - Downtown municipalities
- 25. @volitionproperties www.volitionprop.com Volition Metrics - Downtown SF Detached
- 27. @volitionproperties www.volitionprop.com Volition Metrics - Uptown municipalities
- 28. @volitionproperties www.volitionprop.com Volition Metrics - Uptown SF Detached
- 31. @volitionproperties www.volitionprop.com Laneway housing begins to take shape under Toronto’s new rules https://www.thestar.com/news/gta/2019/03/18/laneway-housing-begins-to-take-shape-under-torontos-new-rules.html Laneway housing is a bit of a new frontier in terms of urban development — one that’s beginning to gain traction in Toronto after council passed regulations last summer allowing homeowners to convert garages and build up unused space into suites. The rules state the houses must be self-contained and can be rented out or used to provide a home for family members, but not sold off as a separate property. The idea is not only to provide a boost in income and overall value for homeowners, but also TO increase the number of rental units and secondary suites across the city — albeit a modest increase. There were about 78 potential sites at different stages of the permit process by mid-March. Fifteen minor variance applications — where homeowners can make the case for a slight bend in city rules — have been submitted, and six permits have been issued, according to city staff. Those unique challenges, on top of the somewhat complicated and new permit applicationprocess, prompted Fong to start Ukkei, a business dedicated to making the laneway housing process more accessible. Fong said gentle densification is an important part of any evolving city and people on all sides of the process just have to be respectful and understanding. “I have a feeling it is going to pick up because it is a win-win for renters and homeowners,” Stone says. “But I feel like somebody has to do something to make the laneways a little more pedestrian-friendly.” To that end, the Laneway Project, a design and advocacy group, is coming up with creative ways to draw pedestrians to laneways through art, design and events without interfering with the cars and trucks that use laneways to access homes and work. “Everyone has an interest in seeing who else is in this space and being able to navigate those spaces safely with other people,” says co-founder and executive director Michelle Senayah of the vast network. The Laneway Project has mapped out 2,400 laneways in the city, covering about 250 kilometres. Senayah says signage and signal systems, similar to those used at intersections, could be designed and installed to make sure everybody understands how to share and navigate the spaces. Better lighting would also make things safer and more appealing, she says.
- 32. @volitionproperties www.volitionprop.com Main Event! ● Eldon C Theodore ● Partner at MHBC ● MHBC - Planning, Urban Design and Architecture Eldon Theodore is a Partner at MHBC with a dual specialization in planning and urban design where he has been practicing for 16 years. Eldon holds an Honours Bachelor Degree in Urban and Regional Planning from the University of Waterloo and a Masters in Urban Design Studies from the University of Toronto. Eldon is also a LEED Accredited Professional and has been trained under the National Charrette Institute System for conducting community charrettes. September 2018 Meetup
- 33. @volitionproperties www.volitionprop.com Menkes Proposes 37-Storey Tower at Front and Sherbourne http://urbantoronto.ca/news/2019/03/menkes-proposes-37-storey-tower-front-and-sherbourne Menkes Developments is proposing a 37-storey mixed-use building on the east side of Downtown Toronto at 33 Sherbourne. The properties on the northeast corner of Sherbourne and Front streets are currently occupied by an Esso gas station and 2 low-rise commercial buildings. The project if approved would join two other redevelopment that are currently transforming the intersection, St. Lawrence Condos on the northwest corner, and Time and Space Condos on the southeast. Both currently under construction. 439 condo units are proposed in the tower, 46 of which are studio apartments, while 301 one-bedroom units, 47 two-bedroom units, and 45 three-bedroom units fill out the rest of the mix. The existing commercial spaces will be replaced at grade in three separate units, bringing 1,427 square metres of commercial space to the area. At ground level, a golden-hued geomorphic metal structure frames the new commercial space at the south-west corner. In the renderings included in the zoning amendment application, the two existing buildings on site have been partially retained, however, the heritage impact statement prepared by GBCA Architects comments that in particular, the building at 178 Front Street is of low heritage value and therefore may be removed from the development as it progresses through the planning process. As the proposal is in its earliest stages, these renderings represent a conceptual ideation, rather than a finalized design. The re-zoning applicationis the first step that Menkes is taking towards constructing the project. City planning will look at the density, height and massing of the building while assessing the application. A site plan applicationwill come forward with a more refined design, materials and additional renderings later in the process. Additional information and images can be found in our database file for the project, linked below. Want to get involved in the discussion? Check out the associated Forum thread, or leave a comment in the field provided at the bottom of this page.
- 34. @volitionproperties www.volitionprop.com Yorkdale's massive parking lots to be transformed into new neighbourhood
- 36. @volitionproperties www.volitionprop.com ● 3plex in Little Italy ● Purchased Jan 2017 ● Price: ● Reno: ● Rent: ● Expenses: ● Mortgage: ● Cashflow: ● Feb 2019 ● Appraisal: ● Rent: ● Expenses: ● Mortgage: ● Cashflow: Real Life: "If you bought this 5 years ago..." 2
- 37. @volitionproperties www.volitionprop.com ● 3plex in Little Italy ● Purchased Jan 2017 ● Price: $1.2M ● Reno: $175K ● Rent: $6000 (estimated) ● Expenses: $900 ● Mortgage: $4047 ● Cashflow: $1053 ● Feb 2019 ● Appraisal: ● Rent: ● Expenses: ● Mortgage: ● Cashflow: Real Life: "If you bought this 5 years ago..." 2
- 38. @volitionproperties www.volitionprop.com ● 3plex in Little Italy ● Purchased Jan 2017 ● Price: $1.2M ● Reno: $175K ● Rent: $6000 (estimated) ● Expenses: $900 ● Mortgage: $4047 ● Cashflow: $1053 ● Feb 2019 ● Appraisal: $1.6M ● Rent: $7000 (with executive rental) ● Expenses: $900 ● Mortgage: $4047 ● Cashflow: $2053 Real Life: "If you bought this 5 years ago..." 2
- 39. @volitionproperties www.volitionprop.com ● 3plex in Little Italy ● Purchased Jan 2017 ● Price: $1.2M ● Reno: $175K ● Rent: $6000 (estimated) ● Expenses: $900 ● Mortgage: $4047 ● Cashflow: $1053 ● Feb 2019 ● Appraisal: $1.6M ● Rent: $7000 (with executive rental) ● Expenses: $900 ● Mortgage: $4047 ● Cashflow: $2053 Then go refi! ● Old mortgage: $960k ● New mortgage: $1.28M ● Equity takeout: $320,000 (!) ● New mortgage: $5397 ● New cashflow: $703 (!) Real Life: "If you bought this 5 years ago..." 2
- 40. @volitionproperties www.volitionprop.com Real Life: "If you bought this 5 years ago..." 2
- 41. @volitionproperties www.volitionprop.com ● All calculated here! ● Our secret weapon! ● BOOKMARK IT ON YOUR PHONE/LAPTOP! Volition Investment Calculator
- 42. @volitionproperties www.volitionprop.com ● Mini-Case Study: Price Reduction vs. Abatement on Schedule A Why work with Investor Realtor?
- 43. @volitionproperties www.volitionprop.com ● Assignments ● Triplexes again? ● BIG REFIS / BIG APPRAISALS. Equity takeouts and reinvesting. What are clients buying this year? ● Preconstruction? ● Condos? ● Triplexes? ● Gut jobs? What are the trends this year?
- 45. @volitionproperties www.volitionprop.com The Main Event - Advanced Tax Strategies!
- 46. @volitionproperties www.volitionprop.com Peter Cuttini! ● Veteran real estate investor and real estate accountant ● 20 years of accounting, management and business experience ● US CPA and Canadian CA ● Published in The REIN Real Estate Report and Canadian Real Estate Wealth magazine
- 48. @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 on the whiteboard ● We will reach out to you by Monday to schedule a session with our Advisory team
- 49. @volitionproperties www.volitionprop.com What do YOU want to learn about this year?
- 50. @volitionproperties www.volitionprop.com Next Month - Alternative Rental Market - Furnished / Executive / Short Term ● Wednesday, April 17th ● Review of the alternative rental market - how to cater to special groups
- 53. @volitionproperties www.volitionprop.com Networking Time! ● Please stay, have a drink / food and support a local business ● We will be here for another hour THANK YOU!!
Editor's Notes
- Who is Volition: We are a full-service, bespoke Real Estate Investment Firm. NO, we are not a REIT. YES, we are a firm whose mandate is to give you EVERYTHING YOU NEED to be successful in your real estate investing (except the money. We don’t give you the money). Think of us as the guys who… no matter what you’re looking for in the context of real estate investing, we can help. We offer you a bunch of services, and then we have strategic partnerships for the areas that we don’t cover (Financing is the biggest one, but also insurance, lawyers, accountants, home inspectors, etc.). What really differentiates us, however, is our Advisory practice. We get to know you, your life goals, what you’re trying to achieve, where are you at now… and then we co-create a strategy together towards you reaching those goals. That is really the missing piece in the real estate industry. Think about it. You want to invest in real estate. So you call up an agent (your buddy, your aunt, your grandma) and say “I want to buy a condo”. And they say “Great! Let’s go find you a condo!”. We don’t do that. We will take a step back and try to understand your context much more thoroughly, WHY you want to buy a condo, WHAT you’re trying to achieve, WHEN is your timeframe to achieving your goals. Only after understanding that, do we even START to talk about real estate, what to buy, where to buy, etc. and building a customized strategy for you that makes sense given your goals, available capital, existing portfolio, mortgage qualification ability, etc. A common one is “I want maximum cashflow”. Ok, if you want maximum cashflow, then go buy a student rental in butt-fuck nowhere. That will give you maximum cashflow. It will ALSO give you maximum headache. See what I mean? It’s too myopic to focus on such low-level “consumer” level thinking. We don’t operate down here. We operate up HERE. Higher order thinking. -------- We get asked all the time “Are you agents?”. Yes, we are agents, but we are so much more than that. We are not just service providers, we are SOLUTIONS providers. What I mean by that is that we provide EVERYTHING you need under our umbrella in order to for you to successful in your real estate investments.
- Our mandate is enabling YOU and supporting YOU in your real estate journey. Keep this in mind… because I want to ask it again at the end to see if you think that we are (or can be) “the eraser” for you. The team who is blazing the trail before you, removing obstacles for you, helping you move forward.
- Ok, Chris Law told us to spend more time on this slide. I actually feel really stupid talking about this stuff… it’s like those stupid billboards or advertisements on a bus shelter from those annoying agents. “#1 in Downtown”... and we never wanted to be THOSE guys. BTW if you look closely, you’ll realize that it’s often their BROKERAGE’s numbers or sales volumes, not their own. What makes us qualified to stand up here before you speaking to you about investing in Real Estate? We could very well be a bunch of hacks, right? Bunch of other awards/qualifications as well. President’s Award, Chairman’s award, Top Producer award, top 1% of all Realtors in Toronto, Featured speaker at International Real Estate Conferences, at other Real Estate conferences/Meetups in Toronto, speaker at REIN. And this is probably the most important thing… we’ve actually DONE it. We have sizable holdings value at $25M and over 50 doors. So we’ve been in the trenches, we’ve been investing long enough to been thru the up-cycles and down-cycles, and so we know how to build resilient portfolios that can stand the test of time.
- Why list with us? Investor advantage! An actual ACTIVE list of investors/buyers. Unlike an agent who claims to have 1000s of emails to their list, adds everyone under the sun even if he doesn’t know them, and actually hits no one. Personally reaching out to 10-20 of our active buyers is a helluva lot better than spamming 1000 emails that no one will read or pay attention to. REIN Investor Database. As senior REIN members, we have access to REIN’s investor MLS. It has the ability to get your property in front of the eyes of investors from not only all over Toronto, not only across Canada, but overseas as well. Exclusive Toronto Investor Realtor for REIN Buyer’s Group…. Being able to showcase your property at REIN meetings in Toronto and across the country, and with our relationships with Keyspire, we can get your property showcased to Keyspire members as well. Our photography and virtual tour services are second to none. There is both an art and a science to it. Knowing what to show, what to leave to the imagination. Using specialized techniques such as filtering and lighting, and close ups of key features, in order to appeal to the demographic that we are targetting, can do leaps and bounds for driving more traffic. So we can get more eyeballs on a listing, drive more showings, and drive more interest, ultimately we will get you a higher price. If you have a tenant, oh man, be prepared to deal with that fallout. Because of our investment experience, we have the expertise and knowhow in dealing with tenant situations, especially with sales. Knowing how to list it properly, how to minimize impact on tenant, N12 and affidvaits to protect you as the seller, setting tenant expectations, can they stay or will they have to move out, etc.? How to get top dollar. Maybe you need staging, maybe you don’t, or maybe you just need to declutter/depersonalize and they we can bring in light staging and work with what’s there. Maybe you need very specific and targetted renos, maybe you don’t. Maybe your target will be a builder or renovator or a developer. We walk you the entire process. Do you live there? Our approach will be different and tailored. Are you planning to sell this and buy and move into a new property? We know how to discuss with your mortgage broker to get you bridge financing, if you’re going to be carrying both properties, and how to line up and get the right closing date for the sale and for the purchase. Do you purchase first or sell first? We have answers. Staging? Our very own can help you there, and even coordinate everything viz a viz design & key targeted reno upgrades as well. And we haven’t even talked about our super Investor ability to decipher data and read trends. We analyze comps better than anyone else, we track pricing better than anyone else, and therefore can more accurately predict your outcome better than anyone else. And with that, combined with the most appropriate listing strategy, will ultimately give you confidence in being able to make your next move (i.e. how much capital you’re going to have for your next place, etc.). And we’ll be able to help you determine your capital gains, based on your tax returns and your building depreciation, etc. And if it’s actually an investment property? There’s no question. You’ll depend on our assistance to build detailed financial reports, knowing what to provide to the potentially interested buyer (lease agreements, tenant acknowledgements), whether or not to provide utility bills. What if we could get you a higher price, but you provide a VTB to the seller (i.e. you make more overall because of a higher selling price AND you make interest just like the bank, but you don’t collect it all at once… and it defers your capital gains taxes). Man, there are just SO MANY STRATEGIES and ways to optimize. All the services you need under one umbrella. The point being, because we are Investor Realtors and because of Volition, we do everything that a regular run of the mill Realtor does…. Just much, much, much better. We are in the top 1% of all Realtors in Toronto (Out of 50,000 agents in Toronto), which puts us in the "Super Agent" category (like Ari Gold from Entourage). Only 500 agents are in our segment. And only about 50 of those Realtors are "Investor Grade" realtors. We know who they are, and they know who we are! Personal Residence. Like it or not, your personal residence will probably be the most expensive purchase you’ll ever make in your life Like it or not, it’s an investment. A really big one. With our investor abilities and background, we can help you look for things that are not only important to you, and check off the things on your needs list, but also ensure that we can coming at it with our investor eye as well. Perhaps there are ways to make your personal residence work for you. Or perhaps we are looking for floorplans that give you the flexibility to easily put in a second unit Or perhaps we can help advise you on how to not JUST make your personal residence a money black hole, but make it work for you as well. House hacking, Maybe we would suggest a 2bdrm and renting out the other room. Is it worth spending extra to get a 2bdrm instead of 1bdrm condo? We have answers for you. Because we know the financials and economics, and we can also read the trends. We also know the trends and know how to analyze them in a meaningful way to be able to answer key questions, like “is this the right time to buy?”, or help provide you with relevant information from related topics such as financing/mortgages (Should I amortize longer or shorter? Should I get variable/fixed? Should I get a HELOC? Should I break my HELOC into two components so I can keep my books straight for the CRA? Should I register a collateral mortgage so I can reduce my legal fees later?) We know which segments are trending up and down, and we know which areas are providing more value. We also have the in house design capabilities to help you identify something that is under-utilized, but where it creates the opportunity for you to get it undervalued and create the value/opportunity thru targetted design & renovations. We have helped clients with very high-end (as well as obviously tenant grade), so we can cover the entire spectrum. We also know the value in using leveraging your personal residence in order to further your investment business. They are often intrinsically linked, and so this provides opportunities for us as Investor Realtors to add additional value in order to help paint the picture of how your Principle Residence Let’s say you were moving out of a house and into somewhere else (like a condo or you were renting or something). Did you know that you can keep your house as your primary residence for up to another 4 years? Florence?? Or… maybe you’re looking for a combination Primary Residence AND investment property (i.e. triplex and you live in one of the units). We can help you analyze various scenarios to see what works best for you.
- Our new venue!! We kept on hearing that people were coming directly from work, and that they wanted some food and drink… Please... patronize the venue. Food & drink. It's a new place, and it's super cool, and it needs our support. They also rent it out for events and stuff. And they want us to #hashtag it and stuff. I think it's Buck-A-Shuck oysters tonight… $1 oysters. And the beer selection is awesome, and I don't know if they have it here, but the sister restaurant Queen & Beaver has amazing hand chopped burgers… so the food here should be good too!
- Go over this QUICKLY. 15 seconds. Say that if you want to discuss in more detail, we can go over one-on-one. But it is this level of granularity that we do in our data-driven approach. We deal with all this complexity, so you don’t have to. But then at least you can trust that the due diligence WAS done. http://www.trebhome.com/index.php/market-news/housing-market-charts CTRL-SHIFT-I “Sources” “Images”
- http://www.trebhome.com/market_news/housing_charts/index.htm http://www.trebhome.com/market_news/housing_charts/images/2017/12/chart_december17_3.jpg
- http://www.trebhome.com/market_news/housing_charts/index.htm http://www.trebhome.com/market_news/housing_charts/images/2017/12/chart_december17_3.jpg
- http://www.trebhome.com/market_news/housing_charts/index.htm http://www.trebhome.com/market_news/housing_charts/images/2017/12/chart_december17_3.jpg
- http://www.trebhome.com/market_news/housing_charts/index.htm http://www.trebhome.com/market_news/housing_charts/images/2017/12/chart_december17_3.jpg
- Further zoom out
- Toronto Market Index shared on Volition Drive
- You can go to other meetups, and they’ll speak extensively about “the next deal” or the “hottest neighbourhoods” or “how much money they made on their last flip”. Not that we don’t go thru those things, but we firmly believe that your real estate investments should be rooted in fundamentals MORE than anything else. It will help ensure that you aren’t “chasing the shiny object” and are investing according to the economics of an area, not just because “cashflow looks good” or “it’s cheaper” or “I can get a good deal”. Make sense?
- Deep-dive, real-life, real-time analysis of your mortgage qualification ability As if it was a real consultation, and your application was really being underwritten. (Speaking of which, Vine Group is looking for an in-house underwriter. If you’re super smart and willing to learn, let me know and I’ll pass along his contact).
- So… back to the question in the beginning… our mandate at Volition is to support you in your investment journey thru education, advisory, and support. Have we sufficiently demonstrated that we are the eraser that is blazing that trail for you? I sincerely hope so!