Expanding Into Multi-Family Real Estate: A Strategy for Long-Term Success

Josh Perez • July 28, 2025

As a real estate investor with over 400 doors under my belt, I’ve had the privilege of learning from my experiences and from those around me. Recently, I sat down with a seasoned real estate investor to talk about the evolution of his investment strategy and the changes he’s made over the years. During our conversation, he shared his growing focus on larger multi-family properties—specifically 10, 20, 30, and 40-unit apartment buildings—and why this shift is a key part of his long-term success.


Why Move into Multi-Family?

While my guest still works with triplexes and fourplexes, his main focus has increasingly shifted to multi-family buildings. The appeal of these larger properties lies in the control they provide over the asset’s performance. Unlike single-family homes, where property value is often tied to comparables—prices of similar properties in the neighborhood—the value of multi-family units is based more on how well you manage and improve the building.

According to my guest, multi-family buildings offer more opportunities to add value. By focusing on improving operations, stabilizing the property, and enhancing the tenant experience, he’s been able to increase the overall value of the building, without relying solely on market trends. This allows him to focus on value creation rather than just the current price of the asset.


Key Fundamentals in Real Estate: Leverage and Control

In real estate, two fundamentals stand out: leverage and control. My guest emphasized how critical leverage is in today’s market—especially with the rising interest rates. The ability to borrow money wisely allows investors to acquire larger, income-generating properties. But it’s not just about borrowing money; it's about making sure that the asset will generate cash flow and provide long-term returns.

Control is another critical factor. With multi-family investments, my guest can actively manage and improve the property to increase its value. From adjusting rents to market value to making necessary upgrades and improving management, these properties offer a level of control that residential investments often don’t.


The Shifting Market and the Role of CMHC

As the market shifts and interest rates rise, my guest’s investment strategy has increasingly relied on the commercial space—specifically multi-family properties. One of the most stable ways to invest in this space is through the CMHC (Canada Mortgage and Housing Corporation) program, which offers longer amortizations—40, 45, and even 50 years.

These long-term financing options help investors like my guest secure properties that are cash flow positive right from the start, while also positioning themselves for larger appreciation in the future. This program allows investors to hold properties indefinitely, riding out the market fluctuations and benefiting from eventual property appreciation.


The Takeaway:

Building Long-Term Wealth with Multi-Family Properties

Through my conversation with this experienced investor, it became clear that multi-family properties offer a tremendous opportunity for long-term wealth. In a market where interest rates are rising and the landscape is changing, these properties provide a more stable and predictable way to generate cash flow and build value over time.

If you’re a real estate investor looking for a stable investment strategy, consider moving into the multi-family space. By stabilizing and improving properties, you can create long-term cash flow while allowing for future appreciation. Whether you’re just starting or have years of experience, multi-family properties are a smart choice for building wealth that stands the test of time.

The focus has moved from the price of the asset to the potential for value creation. Stabilizing a multi-family building—whether through improving operations, increasing rents to market value, or making necessary upgrades—can significantly increase the overall value of the property.

Josh Perez
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New to Credit? Let’s Build a Solid Foundation

By Josh Perez • September 24, 2025
Starting from Scratch: How to Build Credit the Smart Way If you're just beginning your personal finance journey and wondering how to build credit from the ground up, you're not alone. Many people find themselves stuck in the classic credit paradox: you need credit to build a credit history, but you can’t get credit without already having one. So, how do you break in? Let’s walk through the basics—step by step. Credit Building Isn’t Instant—Start Now First, understand this: building good credit is a marathon, not a sprint. For those planning to apply for a mortgage in the future, lenders typically want to see at least two active credit accounts (credit cards, personal loans, or lines of credit), each with a limit of $2,500 or more , and reporting positively for at least two years . If that sounds like a lot—it is. But everyone has to start somewhere, and the best time to begin is now. Step 1: Start with a Secured Credit Card When you're new to credit, traditional lenders often say “no” simply because there’s nothing in your file. That’s where a secured credit card comes in. Here’s how it works: You provide a deposit—say, $1,000—and that becomes your credit limit. Use the card for everyday purchases (groceries, phone bill, streaming services). Pay the balance off in full each month. Your activity is reported to the credit bureaus, and after a few months of on-time payments, you begin to establish a credit score. ✅ Pro tip: Before you apply, ask if the lender reports to both Equifax and TransUnion . If they don’t, your credit-building efforts won’t be reflected where it counts. Step 2: Move Toward an Unsecured Trade Line Once you’ve got a few months of solid payment history, you can apply for an unsecured credit card or a small personal loan. A car loan could also serve as a second trade line. Again, make sure the account reports to both credit bureaus, and always pay on time. At this point, your focus should be consistency and patience. Avoid maxing out your credit, and keep your utilization under 30% of your available limit. What If You Need a Mortgage Before Your Credit Is Ready? If homeownership is on the horizon but your credit history isn’t quite there yet, don’t panic. You still have a few options. One path is to apply with a co-signer —someone with strong credit and income who is willing to share the responsibility. The mortgage will be based on their credit profile, but your name will also be on the loan, helping you build a record of mortgage payments. Ideally, when the term is up and your credit has matured, you can refinance and qualify on your own. Start with a Plan—Stick to It Building credit may take a couple of years, but it all starts with a plan—and the right guidance. Whether you're figuring out your first steps or getting mortgage-ready, we’re here to help. Need advice on credit, mortgage options, or how to get started? Let’s talk.

Bank of Canada Rate Announcement Sept 17th, 2025

By Josh Perez • September 17, 2025
Bank of Canada lowers policy rate to 2½%.  FOR IMMEDIATE RELEASE Media Relations Ottawa, Ontario September 17, 2025 The Bank of Canada today reduced its target for the overnight rate by 25 basis points to 2.5%, with the Bank Rate at 2.75% and the deposit rate at 2.45%. After remaining resilient to sharply higher US tariffs and ongoing uncertainty, global economic growth is showing signs of slowing. In the United States, business investment has been strong but consumers are cautious and employment gains have slowed. US inflation has picked up in recent months as businesses appear to be passing on some tariff costs to consumer prices. Growth in the euro area has moderated as US tariffs affect trade. China’s economy held up in the first half of the year but growth appears to be softening as investment weakens. Global oil prices are close to their levels assumed in the July Monetary Policy Report (MPR). Financial conditions have eased further, with higher equity prices and lower bond yields. Canada’s exchange rate has been stable relative to the US dollar. Canada’s GDP declined by about 1½% in the second quarter, as expected, with tariffs and trade uncertainty weighing heavily on economic activity. Exports fell by 27% in the second quarter, a sharp reversal from first-quarter gains when companies were rushing orders to get ahead of tariffs. Business investment also declined in the second quarter. Consumption and housing activity both grew at a healthy pace. In the months ahead, slow population growth and the weakness in the labour market will likely weigh on household spending. Employment has declined in the past two months since the Bank’s July MPR was published. Job losses have largely been concentrated in trade-sensitive sectors, while employment growth in the rest of the economy has slowed, reflecting weak hiring intentions. The unemployment rate has moved up since March, hitting 7.1% in August, and wage growth has continued to ease. CPI inflation was 1.9% in August, the same as at the time of the July MPR. Excluding taxes, inflation was 2.4%. Preferred measures of core inflation have been around 3% in recent months, but on a monthly basis the upward momentum seen earlier this year has dissipated. A broader range of indicators, including alternative measures of core inflation and the distribution of price changes across CPI components, continue to suggest underlying inflation is running around 2½%. The federal government’s recent decision to remove most retaliatory tariffs on imported goods from the US will mean less upward pressure on the prices of these goods going forward. With a weaker economy and less upside risk to inflation, Governing Council judged that a reduction in the policy rate was appropriate to better balance the risks. Looking ahead, the disruptive effects of shifts in trade will continue to add costs even as they weigh on economic activity. Governing Council is proceeding carefully, with particular attention to the risks and uncertainties. Governing Council will be assessing how exports evolve in the face of US tariffs and changing trade relationships; how much this spills over into business investment, employment, and household spending; how the cost effects of trade disruptions and reconfigured supply chains are passed on to consumer prices; and how inflation expectations evolve. The Bank is focused on ensuring that Canadians continue to have confidence in price stability through this period of global upheaval. We will support economic growth while ensuring inflation remains well controlled. Information note The next scheduled date for announcing the overnight rate target is October 29, 2025. The Bank’s October Monetary Policy Report will be released at the same time.