Why New Build Investing Might Not Be the Best Choice in 2024

Josh Perez • October 31, 2023

Hey, everyone, Josh Perez here, and today I want to talk about a significant shift in the real estate investment landscape. It's essential to keep up with the latest trends, and in 2024, one strategy that may not work as well as it used to is new build investing.

From a pure investment standpoint, it's going to be very hard to justify the purchase of new build properties in the next 12 months.

The real estate market is constantly evolving, and right now, the dynamics have changed. Here's why I believe new build investing might not be the most attractive option in the next 12 months.

1. Rising Interest Rates: One of the key factors to consider is the rapid increase in interest rates. These rates are not expected to drop significantly in the near future. As a result, many potential investors are hesitating, and it's becoming more challenging to make a strong case for purchasing new build properties.

2. Limited Resale and Refinance Opportunities: New build investments used to promise great resale and refinance opportunities. However, the landscape is shifting. These types of investments are becoming less appealing in the current market environment.

3. Cashflow Deficits: Long-term ownership of new build properties can lead to substantial cashflow deficits. These deficits can burn a significant hole in your pocket. If you've seen your property's value increase substantially since your purchase, you might be able to tolerate this. But if you're close to breaking even once the project is complete, it can be risky.

4. Builder Pricing: It's crucial to watch how builders price their properties. If their pricing isn't aligned with the current state of the market and the projected trends for 2024, it might be wise to hold off on new build investments.

So, what should you consider instead? Here are a few alternatives:

1. Explore Larger Multifamily Apartments: Larger, multifamily apartments can be a solid investment option. They offer better cashflow and are less susceptible to market fluctuations compared to new build properties.

2. Secondary and Tertiary Markets: Expanding your search to secondary and tertiary markets can be a game-changer. These markets often provide excellent opportunities for investment and growth.

3. Private Lending: Another option to explore is becoming a private lender. This allows you to earn a return on your investment without the hassle of property ownership.

In conclusion, while new build investments have been popular in the past, the changing dynamics of the real estate market, including rising interest rates and potential cashflow deficits, may make them less appealing in 2024. It's essential to adapt to the evolving market conditions and explore alternative investment options that align better with the current landscape.

Whether you consider multifamily apartments, secondary markets, or private lending, there are plenty of avenues to explore for a successful real estate investment strategy in 2024.



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Get Unbiased Advice: Work with an Independent Mortgage Pro

By Josh Perez • December 24, 2025
Why Work With an Independent Mortgage Professional? If you’re in the market for a mortgage, here’s the most important thing to know: Working with an independent mortgage professional can save you money and provide better options than dealing directly with a single bank. If that’s all you read—great! But if you’d like to understand why that statement is true, keep reading. The Best Mortgage Isn’t Just About the Lowest Rate It’s easy to fall for slick marketing that promotes ultra-low mortgage rates. But the lowest rate doesn’t always mean the lowest cost . The best mortgage is the one that costs you the least amount of money over time —not just the one with the flashiest headline rate. Things like: Prepayment penalties Portability Flexibility to refinance Amortization structure Fixed vs. variable terms …can all affect the true cost of your mortgage. An independent mortgage professional looks beyond the rate. They’ll help you find a product that fits your unique financial situation , long-term goals, and lifestyle—so you’re not hit with expensive surprises down the road. Save Time (and Your Sanity) Applying for a mortgage can be complicated. Every lender has different rules, documents, and policies—and trying to navigate them all on your own can be time-consuming and frustrating. When you work with an independent mortgage professional: You fill out one application They shop that application across multiple lenders You get expert advice tailored to your needs This means less paperwork , less stress , and more confidence in your options. Get Unbiased Advice That Puts You First Bank specialists work for the bank. Their job is to sell you that bank’s mortgage products—whether or not it’s the best deal for you. Independent mortgage professionals work for you. They’re provincially licensed, and their job is to help you: Compare multiple lenders Understand the fine print Make informed, long-term financial decisions And the best part? Their services are typically free to you . Mortgage professionals are paid a standardized fee by the lender when a mortgage is placed—so you get expert guidance without any out-of-pocket cost. Access More Mortgage Options When you go to your bank, you’re limited to that bank’s mortgage products. When you go to an independent mortgage professional, you get access to: Major banks Credit unions Monoline lenders (who only offer mortgages) Alternative and private lenders (if needed) That’s far more choice , and a much better chance of finding a mortgage that truly fits your needs and goals. The Bottom Line If you want to: Save money over the life of your mortgage Save time by avoiding unnecessary back-and-forth Access more lenders and products Get honest, client-first advice …then working with an independent mortgage professional is one of the smartest decisions you can make. Let’s Make a Plan That Works for You If you're ready to talk about mortgage financing—or just want to explore your options—I'm here to help. Let's connect and put together a strategy that makes sense for your goals and your future. Reach out anytime. I’d be happy to help.

Why High Income Doesn’t Automatically Mean a Bigger Mortgage

By Josh Perez • December 18, 2025
Most people assume a bigger paycheck leads to a bigger mortgage approval. But here’s the truth that surprises almost everyone: “It’s not about how much you earn. It’s about how much of your income is already spoken for.” — Josh Perez I’ve sat across from clients earning six figures who qualified for less than someone making half as much. The problem wasn’t their income. It was their monthly obligations . Lenders Don’t Just Look at Income — They Look at What’s Left Over You can make $200,000 a year, but if $80,000 of it is tied up in payments, lenders see very little room for a mortgage. Here’s what typically eats up that space: Big car loans Multiple credit cards Buy-now-pay-later plans Personal loans Lines of credit Old debts that still report monthly payments These commitments matter because lenders are focused on one main calculation: Debt-to-Income Ratio (DTI) This tells lenders how much of your income is already locked into payments — and how much is available for a mortgage. A high DTI = lower mortgage approval A low DTI = stronger approval and better options It’s that simple. Want to Qualify for More? Do This First Most people think they need to increase their income. The truth? Reducing debt often has a bigger impact — and works faster. 1. Pay down or eliminate high monthly payments Even paying off a single loan can shift your approval dramatically. 2. Avoid taking on new credit before applying Every new payment reduces your borrowing room. 3. Keep your spending stable for 90 days Lenders review recent bank history. Stability helps. 4. Work with a mortgage broker, not just one bank This is one of the biggest ways people leave money on the table. Every lender calculates affordability differently. Some are far more flexible with DTI. If you only go to your bank, you’re only getting one version of your potential approval. Let’s Make Your Approval Work for You If you want to qualify for more, reduce debt strategically, or understand where you stand right now, I can help you build the right plan. Let’s give you access to more options — not just one.