The Power of Leverage in Real Estate Investing

Josh Perez • July 11, 2024

Leverage is one of the most attractive aspects of real estate investing. For every dollar you have to invest, you can acquire an asset worth 5, 10, or even 20 dollars. This significantly increases your overall rate of return and accelerates your wealth-building potential.

"Leverage is one of, if not the most attractive part, about real estate investing. For every dollar you have to invest, you can acquire an asset that's worth 5, 10, or $20, significantly increasing your overall rate of return and the ability to accelerate building wealth."

Traditional Residential Financing

With traditional residential financing, your personal income, credit, and monthly obligations play a significant role in determining how much you can borrow. Typically, you may qualify to borrow up to 80% of the purchase price or appraised value of a rental property. This means that for every dollar you put down, you could potentially control an asset worth five times that amount.


Commercial Financing

Commercial financing, on the other hand, focuses on the net operating income (NOI) or profitability of the property. Depending on these factors, you might qualify to borrow up to 75% or, if you're fortunate, 80% of the property's purchase or appraised value. This type of financing allows investors to leverage the property's income-generating potential rather than their personal financial situation.


CMHC Multi-Unit Financing

Canada Mortgage and Housing Corporation (CMHC) offers even more attractive options for multi-unit financing. CMHC has designed two programs that allow investors to leverage up to 85% or even 95% of the purchase or appraised value of a multi-unit building. These programs provide significant advantages:

  • Larger or Higher Yielding Projects: With higher leverage, investors can enter larger or more profitable projects than they might otherwise afford.
  • Reduced Down Payment Requirements: By requiring less capital upfront, investors can maintain liquidity to explore additional value-add properties.
  • Capital for Improvements: Investors can use freed-up capital to make improvements that increase income or reduce expenses.
  • Increased Refinance Opportunities: Improved properties can be refinanced to access more capital, which can be reinvested to acquire additional assets and further accelerate wealth-building plans.


Leverage is a powerful tool in real estate investing, enabling you to amplify your returns and grow your portfolio more rapidly. With various financing options available, from traditional residential loans to commercial and CMHC multi-unit programs, investors have multiple avenues to explore and maximize their investments.


To learn more about building wealth with multi-family real estate investing, schedule a call with us today. Together, we can create a strategy that leverages your investment to its fullest potential and helps you achieve your financial goals.

Josh Perez
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Divorce and Your Mortgage: What You Need to Know

By Josh Perez • November 12, 2025
Going Through a Separation? Here’s What You Need to Know About Your Mortgage Separation or divorce can be one of life’s most stressful transitions—and when real estate is involved, the financial side of things can get complicated fast. If you and your partner own a home together, figuring out what happens next with your mortgage is a critical step in moving forward. Here’s what you need to know: You’re Still Responsible for Mortgage Payments Even if your relationship changes, your obligation to your mortgage lender doesn’t. If your name is on the mortgage, you’re fully responsible for making sure payments continue. Missed payments can lead to penalties, damage your credit, or even put your home at risk of foreclosure. If you relied on your partner to handle payments during the relationship, now is the time to take a proactive role. Contact your lender directly to confirm everything is on track. Breaking or Changing Your Mortgage Comes With Costs Dividing your finances might mean refinancing, removing someone from the title, or selling the home. All of these options come with potential legal fees, appraisal costs, and mortgage penalties—especially if you’re mid-term with a fixed-rate mortgage. Before making any decisions, speak with your lender to get a clear picture of the potential costs. This info can be helpful when finalizing your separation agreement. Legal Status Affects Financing If you're applying for a new mortgage after a separation, lenders will want to see official documentation—like a signed separation agreement or divorce decree. These documents help the lender assess any ongoing financial obligations like child or spousal support, which may impact your ability to qualify. No paperwork yet? Expect delays and added scrutiny in the mortgage process until everything is finalized. Qualifying on One Income Can Be Tougher Many couples qualify for mortgages based on combined income. After a separation, your borrowing power may decrease if you're now applying solo. This can affect your ability to buy a new home or stay in the one you currently own. A mortgage professional can help you reassess your financial picture and identify options that make sense for your situation—whether that means buying on your own, co-signing with a family member, or exploring government programs. Buying Out Your Partner? You May Have Extra Flexibility In cases where one person wants to stay in the home, lenders may offer special flexibility. Unlike traditional refinancing, which typically caps borrowing at 80% of the home’s value, a “spousal buyout” may allow you to access up to 95%—making it easier to compensate your former partner and retain the home. This option is especially useful for families looking to minimize disruption for children or maintain community ties. You Don’t Have to Figure It Out Alone Separation is never simple—but with the right support, you can move forward with clarity and confidence. Whether you’re keeping the home, selling, or starting fresh, working with a mortgage professional can help you understand your options and create a strategy that aligns with your new goals. Let’s talk through your situation and explore the best path forward. I’m here to help.

The Strategy Beats the Rate: Why Smart Mortgage Planning Matters More Than Falling Rates

By Josh Perez • November 5, 2025
Mortgage rates in Canada have been falling for most of the past year—and while that sounds like great news, I always encourage clients to pause and look deeper. A quarter-point rate drop might sound huge in the headlines, but in reality, it only saves the average buyer less than $100 a month . Don’t get me wrong—every bit helps—but that small difference isn’t what’s going to change your financial future. “The strategy beats the rate every single time.” — Josh Perez What really matters is how your mortgage is structured—because that’s where the long-term wins happen. Here’s how I approach it with my clients: Focus on Affordability Don’t just chase the lowest rate on paper. The real goal is a monthly payment that fits your lifestyle today while still leaving room for savings, investments, and emergencies. That’s what keeps you comfortable, not stressed. Think Beyond the Mortgage Your mortgage can be more than a payment—it can be a wealth-building tool . Smart amortization choices, extra payments, or using equity strategically later on can make a massive impact on your financial growth. “The right mortgage choice depends on your long-term plan, not just today’s rate.” — Josh Perez Plan for Flexibility If you choose a fixed term, understand the penalties that come with breaking it early. If you prefer variable, be sure you’re comfortable with the payment swings and how they impact your principal over time. The truth is, the “best” mortgage isn’t the one with the lowest rate—it’s the one that’s aligned with your goals, timeline, and flexibility needs . So yes—let’s enjoy the benefits of lower rates, but don’t let the headlines distract you from the bigger picture. The structure of your mortgage—and how it fits into your overall financial plan—is what really moves the needle. If you want to see how this looks with your actual numbers, let’s build a custom strategy together. Schedule a call with me today and I’ll show you exactly how to make your mortgage work smarter for you.