Canada faces an affordable housing crisis driven by basic supply and demand: when demand exceeds supply, prices rise. Despite federal and provincial incentives, the housing shortfall persists. Recent headlines claiming housing starts are increasing illustrate the problem. The statistic reflects a national average, but a closer reading shows year-over-year declines in major markets such as Toronto and Vancouver. In British Columbia, conditions remain especially challenging, making headline optimism misleading.

Current policy focuses on stimulating construction without addressing the root cause of delays: municipal processes. Federal and provincial mandates pressure municipalities to accelerate approvals, yet often bypass critical checks to ensure infrastructure can support new density. Cities must provide adequate water, sanitation, transportation, emergency services, and community amenities for developments that may double or triple local demand.

To cope, municipalities rely on Development Cost Charges. These include transportation, water, sanitary sewer, drainage, parks, fire and police services, plus regional levies such as TransLink and school site acquisition. As population density increases, so does the need for schools, community centres, and parks. These costs routinely reach into the millions and are borne upfront by developers.

Developers therefore assume enormous financial risk long before a project is approved. Construction is highly time sensitive: delays translate directly into rising carrying costs, particularly interest payments. When approvals stall, projects can become financially unviable, leading to bankruptcies and foreclosures. The result is wasted capital, stalled housing supply, and losses for all parties.

Developers are the true risk takers in this system. They envision the final product and its benefits for builders, municipalities, and end users, while managing the triple constraints of project management: cost, time, and scope. Municipal staff, by contrast, are largely insulated from these pressures and lack direct exposure to escalating construction costs and financing risks.

This disconnect creates a paradox. Cities and politicians depend on private developers to deliver housing, yet the bureaucratic structures governing development are becoming slower, more complex, and more expensive. If projects cannot achieve profitability, they will not proceed, regardless of demand.

A practical solution would be the creation of a dedicated municipal liaison or mediator. This role could bridge the gap between developers and city hall, resolve bottlenecks, and streamline timelines. Without such reforms, incentives alone will not solve the housing crisis. Addressing risk and bureaucracy together, rather than separately, is essential to delivering sustainable, affordable housing where it is most urgently needed.

Source:
CMHC says housing starts rose 5.6% in 2025 but still ‘far from the target’ – Western Investor

There is a fundamental distinction between for-sale condominiums and purpose-built rental apartments. They are entirely different asset classes, and comparing them leads to inaccurate assumptions.

According to the October 2025 issue of Canadian Apartment Magazine, Canada continues to face a significant housing shortfall. CMHC estimates the country will require 3.5 million additional homes by 2030. As of 2023, only 56% of that target had been delivered, leaving a deficit of approximately 1.54 million units.

Condominium development depends on pre-sales to secure construction financing. Builders typically must achieve about 20% pre-sales before lenders approve the loan, effectively leveraging purchasers’ deposits to fund construction. Purpose-built rental projects operate differently: investors finance the entire development from beginning to end, with no revenue until the building is completed and tenants move in.

This financial structure explains why condo developers often run multiple projects simultaneously. Their business model resembles sequential flipping: once a building sells out, they must transition immediately to the next opportunity. Any delay in acquiring new sites or obtaining approvals increases holding costs and erodes margins. A typical condo pipeline might involve four stages running in parallel—selling out one project, constructing another, rezoning a third, and acquiring land for a fourth.

Purpose-built rental projects cannot absorb this pipeline style. The capital requirements are far higher, the investment horizon is longer, and revenue arrives only after occupancy.

Recent headlines highlight the dangers of overleveraging, including unprecedented bankruptcies involving developers with excessive project loads. Bull-market optimism and low interest rates can tempt firms to take on more than is prudent. Risk registers do not always account for emotional bias, and strong internal controls are essential to avoid herd mentality. Following the crowd is not a strategy.

Between 1974 and 1982, the federal MURB program stimulated rental construction by offering substantial tax incentives, resulting in about 122,000 new purpose-built rental units. Because this program ended over forty years ago, much of Canada’s rental stock is now aging. Modern rental development is costly, and returns materialize only after tenants occupy the building. Success requires discipline, patience, and a LEAN mindset focused on efficiency and concurrent engineering.

Our advantage lies in rigorous oversight from a forensic auditor who examines every financial and technical element of the project. We also maintain a one-project-at-a-time approach to avoid overextension, reduce risk, and position each development for long-term success. Overleveraging, much like multitasking, leads to cognitive overload, lower productivity, and increased errors—outcomes we are structured to avoid.

Sources:

Vancouver Mayor FREAKS OUT As 3500 Empty Condos Trigger MASS BANKRUPTCIES!
https://www.youtube.com/watch?v=PRs8QhtEr-U&t=76s

Debt Owed By 55-Storey Vancouver Developer Likely Over $169M
https://storeys.com/1045-haro-street-debt-statement/

Joint Tenants share equal ownership of an asset. Each joint tenant has a 100% stake in the asset. This means they can only sell or transfer the asset with the consent of the other joint tenants. When one joint tenant dies, their share automatically passes to the survivor(s) known as “right of survivorship.” The deceased joint tenant’s share does not go through probate.

A Power of Attorney (POA) gives the attorney the authority to make financial decisions on behalf of an individual that is alive. The authority granted by a POA terminates upon the death of the individual.

During a recent asset transaction, we assumed that the Executor of an estate had the authority to sign legal documents on behalf of the deceased. This was not so. We were notified that the Executor cannot sign on behalf of their deceased spouse. Fortunately, an online check of the mortgage documents confirmed the spouses were listed as joint tenants. The mortgage transaction was completed by way of release via “transmission to surviving joint tenant” when presented with an original death certificate.

If the couple had been listed as separate individuals known as tenants in common, this would have prevented the closing. The only other option would have been to wait for probate of the estate which could take six months to a year or more.

In the past year, two close friends that I’ve known for decades passed away suddenly, no history of illness, no symptoms, no warning. It’s the wakeup call that prompted me to update our last will and testament that I hadn’t looked at in 19 years.

It took years for an older friend of mine to finalize the estate of her friend who died without a Will. During the 5-year probate, the empty condo sat vacant while property taxes, utilities, and strata fees accumulated with interest and penalties.

Fewer than half of Canadians have a Will. There are DIY options if your estate is simple. It may take a little bit of time and effort to think about bequeathing your assets, but this document ensures a faster and smoother transition for your beneficiaries.

Source:

https://narrativeresearch.ca/half-of-canadians-dont-have-a-last-will-and-testament-while-diy-online-providers-are-now-responsible-for-a-quarter-of-existing-wills/

A recent report from a national real estate franchise highlights a startling reality: the average home price in Metro Vancouver has risen 325 percent over the past 30 years.

The analysis points to familiar culprits. A 74% surge in population, insufficient housing supply, stagnant wages, escalating construction costs, and paused developments all continue to erode affordability. Yet the article focuses narrowly on individuals pursuing homeownership through government housing programs. That path is going the way of the dinosaur (increasingly obsolete). It is time to embrace a new approach.

A practical solution is joint venture homeownership. While families have traditionally done this through parents co-signing mortgages or gifting down payments, today’s market demands broader thinking. Consider partnering not only with family, but also with peers facing similar barriers, real estate investors seeking tangible assets over low-yield deposits, or downsizing baby boomers who prefer co-ownership to renting or living alone.

Treat your first home as an investment property with the shared goal of equity growth. This becomes your filter for selecting partners. Every participant should have written goals and a clear values statement. Misaligned values are the root of most partnership conflicts, so define expectations at the outset, including the eventual exit strategy.

Plan to revisit your agreement at the five-year refinancing mark. Discuss questions like:
• Has the property appreciated enough for each partner to move into individual ownership?
• Should the group refinance and extend the partnership for two, three, or five more years?
• Should equity be pulled out to continue investing?
• Should one or more partners exit, triggering a deemed disposition and title change?

Clarify responsibilities including legal fees for any exit. Ensure all partners understand the financial and tax implications. If everyone lives in the property, capital gains are tax-free at sale. Investors who do not occupy the home will pay tax on their portion of the gain.

Partnerships amplify borrowing power. Instead of struggling to qualify for a $1.2-million property alone, a group may qualify for $2 million or more, expanding options and reducing competition.

Why strain under a stretched debt-to-income ratio just to meet traditional expectations? Shift your mindset toward optimizing returns. Personal sole ownership can come later.

Begin with clear thinking, planning, and strategy. Collaborate early, build consensus, and only then begin your property search.

Below are free joint-venture agreement templates to guide your structure. Have a lawyer review the document to ensure it is complete and enforceable.

Sources:

https://www.dexform.com/joint-venture-agreement

https://www.lawdepot.ca/contracts/joint-venture-agreement/?loc=CA&pid=msnppc-1241348802059167-77584497830261_sl-msnkey_canada%20joint%20venture%20contract&utm_source=bing&utm_medium=cpc&MSCLKID=b6b2599ab74a12dd12f630996bf2fffd

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A recent report from a national real estate franchise highlights a startling reality: the average home price in Metro Vancouver has risen 325 percent over the past 30 years.

The analysis points to familiar culprits. A 74% surge in population, insufficient housing supply, stagnant wages, escalating construction costs, and paused developments all continue to erode affordability. Yet the article focuses narrowly on individuals pursuing homeownership through government housing programs. That path is going the way of the dinosaur (increasingly obsolete). It is time to embrace a new approach.

A practical solution is joint venture homeownership. While families have traditionally done this through parents co-signing mortgages or gifting down payments, today’s market demands broader thinking. Consider partnering not only with family, but also with peers facing similar barriers, real estate investors seeking tangible assets over low-yield deposits, or downsizing baby boomers who prefer co-ownership to renting or living alone.

Treat your first home as an investment property with the shared goal of equity growth. This becomes your filter for selecting partners. Every participant should have written goals and a clear values statement. Misaligned values are the root of most partnership conflicts, so define expectations at the outset, including the eventual exit strategy.

Plan to revisit your agreement at the five-year refinancing mark. Discuss questions like:
• Has the property appreciated enough for each partner to move into individual ownership?
• Should the group refinance and extend the partnership for two, three, or five more years?
• Should equity be pulled out to continue investing?
• Should one or more partners exit, triggering a deemed disposition and title change?

Clarify responsibilities including legal fees for any exit. Ensure all partners understand the financial and tax implications. If everyone lives in the property, capital gains are tax-free at sale. Investors who do not occupy the home will pay tax on their portion of the gain.

Partnerships amplify borrowing power. Instead of struggling to qualify for a $1.2-million property alone, a group may qualify for $2 million or more, expanding options and reducing competition.

Why strain under a stretched debt-to-income ratio just to meet traditional expectations? Shift your mindset toward optimizing returns. Personal sole ownership can come later.

Begin with clear thinking, planning, and strategy. Collaborate early, build consensus, and only then begin your property search.

Below are free joint-venture agreement templates to guide your structure. Have a lawyer review the document to ensure it is complete and enforceable.

Sources:

https://www.dexform.com/joint-venture-agreement

https://www.lawdepot.ca/contracts/joint-venture-agreement/?loc=CA&pid=msnppc-1241348802059167-77584497830261_sl-msnkey_canada%20joint%20venture%20contract&utm_source=bing&utm_medium=cpc&MSCLKID=b6b2599ab74a12dd12f630996bf2fffd

https://www.westerninvestor.com/real-estate/metro-vancouver-home-prices-spiked-326-over-past-three-decades-says-report-11390986?utm_source=Western+Investor+Newsletter&utm_campaign=f11dc33422-EMAIL_CAMPAIGN_2018_01_03_COPY_01&utm_medium=email&utm_term=0_9b89d35e1e-f11dc33422-98253922&mc_cid=f11dc33422&mc_eid=4aafb99784

s://www.westerninvestor.com/real-estate/metro-vancouver-home-prices-spiked-326-over-past-three-decades-says-report-11390986?utm_source=Western+Investor+Newsletter&utm_campaign=f11dc33422-EMAIL_CAMPAIGN_2018_01_03_COPY_01&utm_medium=email&utm_term=0_9b89d35e1e-f11dc33422-98253922&mc_cid=f11dc33422&mc_eid=4aafb99784

I am compelled to write this article as a RED LIGHT WARNING to real estate investors dabbling in crypto – if it sounds too good to be true, it is. And it’s most likely a scam.

Recently, a couple of people in my inner circle were victims of crypto investment scams: local and offshore. The advent of AI-assisted investing makes it seem even more legitimate by promoting cutting edge technology. The key element is that these investors are novices with no real working knowledge of the cryptocurrency industry. These scammers rely on ignorance to operate with impunity especially when there is no ability to conduct proper due diligence. But the enticement of huge returns – double, triple, quadruple, even quintuple digit returns – is a compelling hook.

Listen to this interview with Michael Saylor, founder of MicroStrategy, expert in all things cryptocurrency. https://youtu.be/dsPNjskCHr8

Most notably, he warns of unregulated offshore exchanges creating their own tokens, pumping and dumping known as rug pulls. This is the reality – the vast majority (99.99%) of crypto tokens are unregistered securities.

Why do people want to believe in unrealistic investments? There are various psychological behaviors that lead to poor decision-making such as:

• Sunk Cost Fallacy
• Fear Of Missing Out
• Social Proof
• Cognitive Dissonance

https://futuramo.com/blog/the-psychology-of-dodgy-investments-why-people-stay-and-how-to-escape-legally/

And if that article doesn’t convince you, watch this National Geographic episode with reporter Mariana Van Zeller’s investigation into rug pull crypto scams.

https://www.bing.com/videos/riverview/relatedvideo?q=why+do+people+want+to+believe+in+unrealistic+investments+when+they+know+it%27s+a+scam&mid=627AE2665C7B0A75B9C4627AE2665C7B0A75B9C4&FORM=VIRE

If you want to dabble, that’s fine. Limit your investing to discretionary amounts that you can afford to lose. Otherwise, stay in your wheelhouse – focus on what you know best and operate in that area of expertise. Get-rich-quick investing is a pipe dream. Remember that for every success story you hear, there are hundreds (probably thousands) of people who experienced the opposite. The reality is get-rich-slow-and-steady. Be content with that.

After 23 years of syndicating real estate deals, I’ve developed a theory about why so many Canadians choose independence and financial struggle over collaboration and financial ease. It seems to stem from a deep-seated belief that freedom and independence are the same thing. Again and again, I’ve watched people choose to “go it alone,” even when partnership could have brought them abundance. They cling to a sense of control—yet ironically, that control often leads to limitation.

On the surface, we all agree that cooperation is good. Society itself depends on it—laws, commerce, and communities all rely on collective participation. The same principle applies to joint ventures: a group of investors pool their resources to acquire something far larger than any could achieve alone. Through a legal agreement, they appoint a General or Managing Partner to oversee daily operations and safeguard their interests. It’s cooperation with structure—and structure with purpose.

Investors who prize autonomy tend to be creative, innovative, and self-reliant. These are wonderful traits—until taken to extremes. Without balance, autonomy can morph into isolation, lack of support, and unnecessary conflict. On the other hand, investors who value collaboration often prioritize harmony, shared welfare, and stability. But when overemphasized, collaboration can lead to resistance to change or groupthink. The healthiest investor mindset blends both—independent thought with interdependent strategy.

Our investor profile, at its core, mirrors our psychological beliefs about money. These beliefs often live deep in the subconscious, quietly shaping every financial choice we make. I once observed an investor self-sabotage every step toward financial independence—even in simulated exercises. It was a remarkable display of the unconscious mind overriding conscious intention. Despite genuine effort, this person’s inner program ran the show.

Knowing this, you’d think joint ownership of assets would be common sense. And yet, it isn’t—at least not here. Immigrants from collective cultures seem to understand this naturally. They pool resources, collaborate, and within a single generation move from Toyota Corollas to Aston Martins. The difference isn’t luck—it’s mindset.

As an educator, mentor, investor, and real estate developer, my role is to create opportunities for those who have already refined their inner “money blueprint.” Their results show in their net worth, but their success began with a shift in perspective. They learned the language of money.

Our education system, unfortunately, wasn’t designed for this. It trains good employees, not entrepreneurs. And most teachers, through no fault of their own, can’t teach financial literacy unless they’ve achieved it themselves. But knowing this gives you power. You can choose differently.

Financial literacy offers true control—the kind that comes from understanding, not from resistance. It helps you ask better questions, make better choices, and recognize the incredible leverage found in collaboration. When you learn to combine knowledge, time, and resources with others, you unlock the highest return on value—and that is real freedom.

So start there: learn the language of money, and let collaboration become your new definition of control.

References:

Abraham, M. (2025). Accountant explains: The 4 money personalities – which one are you? https://www.youtube.com/watch?v=H6-F2EEn-Ps

Drew, C. (2023). Collectivism vs. individualism: Similarities and differences. https://helpfulprofessor.com/collectivism-vs-individualism/

Eker, T.H. (2025). Secrets of mastering the inner game of wealth. https://www.youtube.com/watch?v=xbGnB-qLyRI&t=96s

Milton, S. (2020). How is your money personality impacting your finances? https://retirehappy.ca/which-money-personality-are-you/

Money beliefs aren’t just numbers in your bank account—they are subconscious scripts written in childhood, often shaped by significant emotional experiences. These old stories whisper in your ear as an adult, influencing how you earn, spend, save, and invest. Maybe you’ve heard sayings like “Money is the root of all evil” (a misquote by the way—the original verse in 1 Timothy 6:10 refers to greed, “the love of money is the root of all evil”). Or perhaps you grew up with classics like “Money doesn’t grow on trees” or “A penny saved is a penny earned.” These ideas, picked up from parents, teachers, and culture, can either hold you back or propel you forward.

I know this firsthand. For years, I was stuck in a limited money blueprint until I crossed paths with T. Harv Eker back in 2001. His Millionaire Mind Intensive cracked open my thinking, and his book Secrets of the Millionaire Mind (still free to read on the Internet Archive) completely reshaped how I viewed wealth. Those principles helped me rewire my financial mindset, and within a few years, I stepped into a whole new category: accredited investor.

So, what does that mean? In Canada, under National Instrument 45-106, accredited investor status is granted if you meet any one of these financial criteria:

• Financial Assets Test: You (alone or with a spouse) own financial assets worth more than $1,000,000 before taxes, excluding your primary residence.

• Income Test: Your net income before taxes exceeded $200,000 for the past two years (or $300,000 combined with a spouse) and is expected to do so again this year.

• Net Assets Test: You own net assets worth at least $5,000,000, including the equity in your home.

• Corporate Minimum: You control a company with at least $150,000 in retained earnings and majority ownership by family, friends, or close business associates.

Each of these definitions has its own nuances, but the point is this: once you qualify, the door swings wide open. Accredited investors have access to private equity deals, alternative investments, and opportunities that aren’t available to the general public—often with the potential for double-digit returns.

Shifting your money blueprint from limited thinking to accredited-level action isn’t just about wealth—it’s about choice. It’s about creating freedom for yourself and your family and playing the financial game at a higher level. It takes intention, strategy, and discipline, but the rewards are worth it. Start now, and give yourself the gift of possibility. Make becoming an accredited investor a priority today.

Following up the 2025-08-28 article A Case Study for “Your House Outperforms a Savings Account,” the #1 most common complaint that I hear is “I can’t afford it.”

My response is: You can . . . but not in the traditional sense.

Let’s say that you were a one-quarter (25%) investor in the purchase of the $134,000 Tsawwassen Heights house. The cash downpayment of $33,500 is pro-rated four ways = $8,375 each.

This chart shows the interest accrual on $8,375 if it were in a savings account using the Bank of Canada’s overnight lending rate for the interest rate. Bank of Canada Interest Rate 1935-2025 | WOWA.ca
Your $8,375 cash would have compounded to approximately $27,201.93 over 22 years in a savings account.

The mortgage on the house is comprised of $33,500 (25%) downpayment and $100,500 (75%) mortgage. The mortgage payment is $710 per month at 7% interest over a 25-year amortization period and 5-year term. The total interest payments are $112,593 and principal payments $100,500.

amortization table

Remember that there are tenants making rent payments. The interest payments are a tax-deductible cost of doing business. Each investor gets to write off $28,148.25 (25% of $112,593) from their pro-rated portion of the rental income.

Remember also to add the pro-rated principal portion as equity gain. This is your net worth growing.

Upon sale of the house at $492,000 in Year 22, there would have been three years left in the mortgage term leaving $22,428 mortgage balance.

Sale $492,000 less $22,428 mortgage balance less $33,500 capital contribution = $436,072 equity split four ways = $109,018 capital gain per investor. This does not include cash flow from the rental income. This does not include whether capital cost allowance was taken – if so, this is where the tax consideration Recapture takes place.

This is a simplified example to emphasize the difference between the performance of an unleveraged savings account and that of a leveraged real estate investment. The equity difference is $81,816.07 ($109,018 – $27,201.93).

Millions of people invest in registered savings accounts every year for decades. Due to the nature of mutual funds, the portfolio can go negative – wiping out the gains from positive years. It seems unfair that even when the fund loses money, they still charge their Management Expense Ratio (varies between 2% to 3%) that further erodes your earnings.

Now this is the radical thinking part. Why are we investing in these underwhelming financial instruments when investing in real estate is way more lucrative? The short answer is – we’ve been trained to think this way, then it becomes a habit, and then it becomes a belief.

Challenge your belief system. Consider pooling your cash with others to buy a real estate investment. A $1,000,000 house is affordable when there are multiple investor-owners. A 25% downpayment is $250,000. Joint venture with five $50,000 equity partners or ten $25,000 equity partners or any other combination. Just pro-rate each investor’s capital contribution.

This is the same process for multi-million-dollar real estate syndications. How do you build a $50-million rental building? By raising $10 million through the capital contributions of 42 investors. That’s how we funded the 191-unit Willoughby Walk rental project in the Township of Langley.

Whether you start small or go big, let your real estate investments build your wealth.

In 1987 my parents purchased their house in Tsawwassen Heights for $134,000.

In 2006, the house was appraised at $575,000 and my father utilized this line of credit to invest in his first real estate investment. He achieved financial independence at the age of 75.

When my father passed away three years later, my mother sold the house for $492,000. She wanted a quick sale.
The equity difference was $358,000 (492,000 – 134,000).

Divide $358,000 over 22 years = $16,272 average equity per year.

If you’re earning $16,272 interest on $134,000 unleveraged cash in a savings account, that’s 12.14% interest income per year over 22 years. But wait! Remember, that the $134,000 purchase price only requires a 25% down payment of $33,500 actual cash.

So, the apples-to-apples comparison showing the return on investment on actual cash invested is 48.57% average equity per year ($16,272 divided by $33,500).

What savings account, stock or mutual fund can boast a consistent 48.57% return per year for 22 years in a row?

Sixteen years later (2025 – 2009), that same house is assessed at $1,458,300. This is an additional $966,300 (1,458,300 – 492,000) of appreciation.

Divide $966,300 over 16 years = $60,393 of equity per year.

If my mother had decided to keep the house and rent it out instead, the equity gain would have been $1,458,300 less $134,000 = $1,324,300 over 38 years = $34,850 per year.

As you can see from the math, the purchaser of the house in 2009 made the largest equity gain. Most banks offer a loan-to-value ratio up to 75% of the appraised value of the house, representing $1,093,725 ($1,458,300 * 75%) of home equity line of credit.

The glorious fact about owning a house like this is its collateral value that banks love for potential loans. It also looks great on your net worth statement.

This house rescued my parents from financial disaster. The equity in the house allowed my father to invest in a lucrative real estate investment that ten years later produced a triple digit return for my mother.

Your primary residence is one of the most important retirement assets in your life. Better than a savings account.
Disclaimer: Using only simple math for clarity because there are a host of other factors at play.

Accredited investors are always managing asset protection and wealth creation. The defensive strategy is to preserve wealth. The offensive strategy is to create wealth. However, simply preserving wealth is not enough because there is constant erosion of wealth if not actively managed. Your asset portfolio should be returning double-digit returns at the very minimum just to keep up. Canadians have experienced 20% inflation in this past decade. Although the pundits consider Canada’s annual inflation of 1.7% as an economic success, their metric leaves out energy, shelter, rent, and fuel prices. Seriously, have your living costs only increased by 1.7%? Know that the CPI is understated on purpose through methodological changes that underweight essentials like housing and food.

The information is out there, but it’s the interpretation that creates confusion. Banks started off by sheltering money for depositors by offering them interest while loaning out that money multiple times known as fractional reserve banking. This is the reason why you need to call the bank in advance if you plan to make a large cash withdrawal. Banks only keep a fraction of the money on deposit because the rest has been loaned out. Know that Canadian banks have no formal reserve requirement, instead they adhere to capital adequacy rules under the Basel III Framework ensuring liquidity for 30 days in the event of an economic shock. This framework is designed for institutional safety, not specifically to protect the retail investor.

Your job is to listen to advice, research the good ones, and discard the bad ones. The question you should be asking is what is their agenda? Is the ego of a promoter over projecting the success of an investment? Is the ignorance of another advisor misleading a client into the wrong investment? What specific type of expertise are these advisors using to formulate their advice? Not all advice is created equal. After all, advice is simply an opinion. It’s what you choose to do with that opinion that can make or break your financial legacy.

Sources:
% Change in Canadian Prices vs. 2% Inflation Target (2014 to 2024) : r/CanadaHousing2

Inflation Statistics in Canada 2025 | Inflation Facts – The Global Statistics

Alternate Inflation Charts

What_is_Canadas_inflation_rate.pdf

Accredited investors must actively filter financial advice to protect and grow wealth amid inflation and misleading metrics. Investors must question the motives and expertise behind advice, recognizing that ego or ignorance can lead to poor decisions that undermine long-term financial stability. Be discerning when you outsource your financial literacy to the appropriate subject matter expert.

Join us for a special opportunity to explore an exclusive investment opportunity for accredited investors. Meet the founders, gain insights, and have your questions answered in an engaging, relaxed setting. Connect with like-minded investors and expand your network. Feel free to bring along a friend or business colleague who may share your interest in private equity opportunities.

Thursday, August 21, 2025 from 7:00 -8:15 p.m. at the 203 Business Centre located at 5794 – 203 Street (2nd floor), Langley, BC

We all know the name – Warren Buffet. He is an investor extraordinaire. He follows his own investing values. His investing style often contradicts that of the majority.

There are 3 notable things about his investing style. He focuses on long-term value, value investing (finding undervalued assets) and margin of safety. Where his focus and expertise are in stocks, ours is in real estate.

We, too, focus on the long-term value of a real estate asset. He was quoted as saying that his favorite holding period is forever. The qualifier is that he keeps the investment if it continues to perform. The key investing principle here is patience.

Consider that over half of the Fortune 500 companies have disappeared over the last 20 years. Real estate has a tendency of sticking around, even in hard times. 

We establish a margin of safety through conservative approach and extreme due diligence. We ensure there is built-in value over what we have paid before we offer the deal to investors.

On the topic of real estate investing, Warren Buffet admits that it is so much harder than stocks in terms of negotiation of deals, time spent, and the involvement of multiple parties in the ownership. That’s because his focus and expertise are in stocks. Our focus and expertise are negotiating deals, and sometimes it takes years to arrive at mutually agreeable terms. And our specialty is multiple party ownership. 

Join us for a special opportunity to explore an exclusive investment opportunity for accredited investors. Meet the founders, gain insights, and have your questions answered in an engaging, relaxed setting. Connect with like-minded investors and expand your network. Feel free to bring along a friend or business colleague who may share your interest in private equity opportunities.

Thursday, August 21, 2025 from 7:00 -8:15 p.m. at the 203 Business Centre (2nd floor) located at 5794 – 203 Street, Langley, BC

With the advent of Bitcoin reaching a record high of U$124,480 on August 14th, real estate still wins the “better investment” argument over cryptocurrency because it combines something tangible with long-term stability. When you buy a property, you own a physical asset that offer seven (7) profit centers in real estate that includes shelter, rental income, and appreciation. While the housing market has its ups and downs, real assets grow steadily in value over time —plus, it allows you to leverage other people’s money (like bank loans) to build wealth faster. In contrast, cryptocurrency is intangible, often highly volatile, and its value can swing wildly in minutes, making it a riskier bet for most people’s financial goals.

Another key advantage is control. In real estate, you can improve your property to increase its value. On the home front you can paint the walls, upgrade the kitchen, add solar panels. From a commercial view, you can subdivide or rezone the lot. Your efforts can directly impact your return. With crypto, your success depends on market forces you can’t influence. Real estate can offer consistent cash flow through rent, potential tax benefits, and the comforting knowledge that—unlike a token on a blockchain—your investment can’t vanish in a server crash.

That’s not to say crypto has no place in an investment portfolio—it can be exciting and lucrative for those who understand the risks. However, investment portfolios shouldn’t be exciting. Roller coaster rides are for amusement parks.

If you like to keep your feet on the ground, join us for a special opportunity to explore the Lougheed Landmark project—an exceptional real estate investment venture. Meet the founders, gain insider insights, and have your questions answered in an engaging, relaxed setting.
You’ll also have the chance to connect with like-minded investors and expand your network. Feel free to bring along a friend or business colleague who may share your interest in this private equity opportunity.

Date Thursday August 21st, 2025
Where: 203 Business Centre (2nd floor)
Address: 5794 – 203 Street, Langley, BC
Time: 7:00 p.m. to 8:15 p.m.
RSVP: Thank you for providing advance notice, if you are able to july@ocmi.ca

Many Canadians trust that government safety nets will catch them in the next economic downturn. But history shows a harsher reality: when crises hit, pensions shrink, taxes rise, services are cut, and the cost-of-living climbs. The government’s role is to protect the system—not your personal wealth.

Relying on public policy to safeguard your retirement or home equity is like expecting an umbrella to stop a hurricane. Wealth preservation is a personal responsibility, not a public service.

Now’s the time to step into financial maturity: know where your money is, how exposed it is, and what control you really have. Because in the next storm, those who prepare ahead (the rule breakers) won’t just survive, they’ll thrive.

One smart move? Partnering with experienced Rainmakers (the industry pros) – in private equity real estate. Here’s why accredited investors are leaning in:

1. Forced Appreciation via Rezoning
Rezoning land from low- to high-density use can significantly boost value even without putting shovel in the ground. This “paper development” creates double-digit returns simply by changing the land use.

2. Market Inefficiencies + Local Expertise
Municipal planning is slow. Private firms with deep local knowledge and municipal connections can navigate red tape and uncover hidden opportunities retail investors often miss.

3. Favorable Tax Treatment
Gains from rezoning are typically taxed as capital gains leading to lower effective tax rates. Plus, investing through RRSPs or TFSAs can defer or eliminate taxes until withdrawal.
The next downturn is coming—it always does. Those who break from the crowd and align with the right partners won’t just protect their wealth—they’ll grow it.

Sources:
Bank of Canada holds rates steady and says global trade war risk has eased | Reuters

Canada banking regulator maintains key capital limit for big lenders | Reuters

Loss of central bank independence could lead to instability, IMF warns | Reuters

Economic uncertainty cannot be new norm, says Canada at G20 | Reuters

Carney launches ‘One Canadian Economy’ Act to unify trade, approvals

These articles showcase that while Canada’s institutions are vigilant, their primary concern is to safeguard national interests over individual well-being. This is the reason why accredited investors seek their own personal financial strategy as their strongest safeguard.

INVESTMENT OPPORTUNITY FOR ACCREDITED INVESTORS
Join us for a special opportunity to explore the Lougheed Landmark project—an exceptional real estate investment venture. Meet the founders, gain insider insights, and have your questions answered in an engaging, relaxed setting.

You’ll also have the chance to connect with like-minded investors and expand your network. Feel free to bring along a friend or business colleague who may share your interest in this private equity opportunity.

Date Thursday August 21st, 2025
Where: 203 Business Centre (2nd floor)
Address: 5794 – 203 Street, Langley, BC
Time: 7:00 p.m. to 8:15 p.m.
Parking: There is free parking in front, in the back, across the street. Light refreshments will be served.

RSVP: Thank you for providing advance notice if you are able to july@ocmi.ca

United we stand: divided we fall. In real estate terms, this is a syndication. Syndications are how multiple investors pool money to purchase and manage a property—usually something larger than any one person might buy alone like an apartment complex or a commercial building.

Here’s how it works:
1. Key Players
• Syndicator: Finds the deal, arranges financing, manages the property, and oversees investor relations.
• Passive Investors: Contribute capital in exchange for a share of the property’s income, tax benefits, and appreciation.

2. How the Structure Works
• Investors buy ownership shares (in a Corp) or units (in an LP).
• The sponsor collects rents, pays expenses, and distributes profits.
• Returns typically come from:
 o Cash flow (monthly/quarterly distributions)
 o Appreciation (profit upon sale or refinance)
 o Tax advantages (depreciation, cost segregation)

3. Why People Like Them
• Truly passive – Sponsor handles all the work.
• Access to larger, better assets – Investors benefit from economies of scale.
• Diversification – Invest in multiple properties without hands-on involvement.

4. Typical Terms
• Minimum investments often range from $25K to $100K.
• Hold periods are usually 3 to 10 years.

This is an example of how my mother achieved financial independence. In 2003, she became a one-tenth investor in a rental apartment complex. She received non-taxable distributions (return of capital) once a month over ten years. This investment repaid 95% of her initial capital. The project refinanced for another ten years, gave all the investors a bonus equivalent to their original capital amount, and her monthly cash flow doubled. Basically, she is receiving infinite ROI at this point because she has no money in. The portfolio was sold after twenty years for 2-1/4 times its purchase price. Case in point, not many investors are presented with the opportunity to hold such an investment for 20 years. The longer you hold, the higher the internal rate of return.
If this is the type of long-term investment that appeals to you, then feel free to visit us at our upcoming investment opportunity meeting on Thursday August 21st, 2025.

INVESTMENT OPPORTUNITY FOR ACCREDITED INVESTORS
Join us for a special opportunity to explore the Lougheed Landmark project—an exceptional real estate investment venture. Meet the founders, gain insider insights, and have your questions answered in an engaging, relaxed setting. You’ll also have the chance to connect with like-minded investors and expand your network. Feel free to bring along a friend or business colleague who may share your interest in this private equity opportunity.

Date Thursday August 21st, 2025
Where: 203 Business Centre (2nd floor)
Address: 5794 – 203 Street, Langley, BC
Time: 7:00 p.m. to 8:15 p.m.
Parking: There is free parking in front, in the back, across the street.. Light refreshments will be served.
RSVP: Thank you for providing advance notice, if you are able to july@ocmi.ca

I was rummaging through old newspaper clippings and came across a Globe and Mail article written 16 years ago. Here is a couple who thought their future was secured by the companies they worked for. I remember other stories of autoworkers who had worked for decades, only to lose their jobs and their pensions. Inevitably, they had to go back to work. Some became Walmart greeters.

This is a stark reminder that financial complacency is dangerous. It takes intention and proactivity to design the lifestyle you desire for your future. It will be too late by the time another wake-up call comes around.

According to a BMO study, 1/3 of Canadians hope to fund their retirement by winning the lottery. There is a 1 in 13,983,816 chance of winning the Lotto 6/49 and a 1 in 33,294,800 chance for the Lotto Max. Winning the lottery is like a “Hail Mary” – an American football term when the quarterback makes a last ditch effort for a miraculous comeback. It’s a risky venture where success is far from certain.

Here are some sobering facts:
· Average retirement income $2,800 per month after tax
o Old Age Security $727 to $800 per month
o Canada Pension Plan $1,387 per month
· As of 2024, there are about 7.82-million pension plan members and growing representing (~20% of the population)

No wonder 2/3 of Canadians worry about running out of money in retirement. Take steps to learn the language of money. It is your decision to become financially literate because the government isn’t going to do it for you. They are responsible for stabilizing the system; not cater to individual needs.

Fortunately, the Canadian government established CPP (1966) and OAS (1952) to shore up senior poverty. My mother’s retirement income after tax is $1,171 per month and is barely sustainable. She invested in multiple real estate investments since 2003. So, today she is able to enjoy a worry-free, choice-filled retirement. This is the lifestyle that we designed together. Remember, we create our success through the communities we build and sustain. Don’t let the status quo lull you into complacency. It’s time to take action now.

Sources:

BMO RRSP Study: Eighty-nine Per Cent of Canadians Plan to Rely on the CPP/QPP to Fund their Retirement – Jan 30, 2014

Elderly Poverty – The Conference Board of Canada

Understanding the Changing Ratio of Working-Age Canadians to Seniors and Its Consequences

Nearly 2 in 3 Canadians worry about retirement savings: survey | CPP Investments

Many Canadians and global citizens are quietly losing wealth due to the flaws of fiat money, which is government-issued currency not backed by physical assets. Over time, inflation erodes the value of this money, meaning that savings in the bank gradually lose purchasing power.

As Rich Dad Poor Dad author Robert Kiyosaki points out, saving fiat money is like storing wealth in a leaky bucket. Gresham’s Law explains it well: “Bad money drives out good.”

A personal example: until 1968, Canadian dimes were made of silver. My father used to separate the older dimes from the rest and would buy them from me for a quarter—because the silver content made them worth more than face value. He understood the long-term value of real assets over paper promises. People like my dad will then spend weak money such as debased currency and buy assets that retain real value like bullion or property.

Governments print money to stimulate economies, but this leads to inflation and debt. Canada, like many countries, has a debt-to-GDP ratio over 100%, meaning it owes more than it produces annually. To manage this, governments depend on more borrowing, higher taxes, and low interest rates—none of which solve the core problem.

Meanwhile, real assets like real estate appreciate over time and protect against inflation. You can buy them with weakening currency, yet they gain value, effectively preserving your wealth.

Saving in fiat currency is risky. In a world of rising debt and inflation, real assets offer a smarter path to long-term financial security.

Sources:
“If You Want to Get Rich, Stop Thinking Like a Poor Person” (Please excuse Robert’s language; he is a former US Marine after all.)
Gresham’s Law, Hyperinflation and the Death of the Dollar
When Did Canada Stop Using Silver in Coins?
Countries with the Highest National Debt 2025
A World of Debt 2025 | UN Trade and Development (UNCTAD)
Top 10 countries with the highest public debt in 2025: India’s rank vs the US, China, and Japan
% Change in Canadian Prices vs. 2% Inflation Target (2014 to 2024) : r/CanadaHousing2

Accredited investors are intentional in their financial strategy to trade in their monopoly money for real assets that not only hold value but increase in value over time. The unfortunate truth is that most Canadians are excluded from investing in opportunities with the most lucrative returns. I was part of that demographic until 2001 when I chose to become financially literate, not rely on others for my future (banks or bosses), and create financial security on my own terms.

EXCLUSIVE INVESTMENT OPPORTUNITY FOR ACCREDITED INVESTORS
Join us for a special opportunity to explore the Lougheed Landmark project—an exceptional real estate investment venture. Meet the founders, gain insider insights, and have your questions answered in an engaging, relaxed setting.

You’ll also have the chance to connect with like-minded investors and expand your network. Feel free to bring along a friend or business colleague who may share your interest in this private equity opportunity.

Date:      Thursday August 21st, 2025
Where:    203 Business Centre (2nd floor)
Address:  5794 – 203 Street, Langley, BC
Time:       7:00 p.m. to 8:15 p.m.
Parking:  There is free parking in front, in the back, across the street.
Light refreshments will be served.

RSVP: Thank you for providing advance notice if you are able to july@ocmi.ca

There is a simple solution to the affordable housing crisis, but most everyone I share this with rejects it almost immediately. I hear this lamentation over and over, “I can’t afford it.” The right question to ask is: “How can I afford it?”

When I consider my primary residence, I am not emotionally attached to it. I take an investment perspective. My house is appreciating faster than any bank’s interest rate. Read my book The 7 Profit Centers in Real Estate – it’s free.

Since getting into the market is expensive, the solution is joint venture partners. Pool your financial resources and come up with the down payment together. If there are different amounts involved, just pro-rate the ownership stake.

As an example, let’s take a $2,000,000 house with a legal secondary suite. Using simple math, a 25% down payment for a conventional mortgage is $500,000 (excluding legal and closing costs). The down payment amount could be split up in a variety of combinations. Everyone has their pro-rated ownership stake. Their seed equity belongs to them at exit. Everyone shares in the equity appreciation. And yes, everyone goes on title. Or there can be a caveat attached to the title for those who wish to remain silent investors.

One investor can choose to live in the house as a renter. Thus, the mortgage interest in the house is tax-deductible. Any repairs and maintenance to the house is a business expense.

Select a 5-year term to give the house time to appreciate. Conduct a new appraisal. Refinance the house at mortgage renewal. There are several options for exit at this stage. Is there enough equity to pay out all or some of the joint venture partners? Do they even want to exit? There should be a joint venture agreement that specifies what happens at exit.

The important consideration here is living in a home that not only belongs to the bank, but is a financial burden to maintain. The focus is wealth creation and building financial resilience.

The purpose of this hypothetical scenario is to think outside of the conventional box. Remember that 100% of nothing is zero. Wishful thinking is not going to manifest financial security. Just get into real estate, even if you only start off with a 1% ownership stake – that’s $5,000 by the way on $500,000.

Source: Western Investor: Vancouver homeownership still out of reach as affordability improves across Canada, says RBC.

On April 25, 2025, we submitted the Lougheed Landmark development application to the City of Coquitlam. Rather than proceeding through the traditional three-step process—OCP amendment, rezoning, and development permit —we opted for a consolidated development application. This streamlined “3-in-1” approach included all required reports and has significantly shortened the project timeline. The City has acknowledged receipt of our application and assigned a File Manager. The next step is a consultation with the Engineering Department.

Project Overview
The proposal includes a total of 290 rental units, of which:
• 18 affordable housing units are located on Level 6,
• 2 additional affordable units are on Level 7, integrated with market rental units (with a secure access door to ensure tenant separation), and
• 10 live-work units are designated on Level 8.

The daycare facility has been revised to accommodate 74 children, with three commercial retail units (CRUs) reserved for learning centres.

Market Context
Demand for rental housing in Metro Vancouver remains strong. At the April 2025 Vancouver Real Estate Forum, more than 1,400 industry leaders gathered to examine market trends. Despite recent declines in condo sales, the rental market continues to face supply constraints, driving rents upward.

BC is projected to experience significant population growth—estimated at 700,000 to 1,000,000 new residents over the next 17 years. This will require 500,000 to 600,000 new housing units, roughly equivalent to adding the entire population of the City of Surrey.

A Unique Offering
Most developments near the Lougheed SkyTrain Station are condominiums with no commercial or childcare components. In contrast, Lougheed Landmark is purpose-built for rental, offering a mix of residential, commercial, and community-focused amenities. The project includes five levels of commercial space and a daycare facility on the ground floor, contributing to a sustainable, mixed-use community.

Outlook
While housing prices have seen modest corrections, a recent Desjardins report forecasts that affordability is unlikely to improve over the next two years—further fueling demand for rental accommodation. Given these trends, Lougheed Landmark is strategically positioned to attract both residential and commercial tenants.

Sources:
• Western Investor: Vancouver’s Real Estate Future
• Desjardins Report: Housing Affordability Outlook

The lyrics for this catchy and lively jingle was created by SUNO Prompt in ChatGPT. All it requires is to describe a music genre and a summary description of the project. SUNO then generates the lyrics. The next step is to cut & paste the lyrics into https://aisonggenerator.ai/create and 3-minutes later, voila! Each song comes with a commercial license.

Come and celebrate with us
OCMI MFT presents the Lougheed Landmark Coquitlam project update
100% Purpose-Built Rental Building Including Daycare

This is a premier opportunity for discerning investors to participate in the development of a rental tower at 576 Lougheed Highway. Over the past two decades, we have dedicated ourselves to buying and managing multi-family rental complexes. Leveraging our unique insights into tenant-designed functionality, we transitioned into the development and construction of rental apartment buildings, setting ourselves apart from typical real estate developers. Our commitment goes beyond development; we are investor advocates and fund managers with a long-term outlook. This philosophy is embodied in the creation of the OCMI Mutual Fund Trust that reflects our journey of dedication and innovation in the real estate sector.
You are invited to celebrate the successful completion of the Phase 1 Class B Units capital raise and the launch of the Phase 2 Class C Units.

When: Friday, February 21, 2025
Doors open at: 6:00 p.m. 
Project Update: 6:30 p.m. to 7:30 p.m.
Dinner & Q/A: 7:30 p.m. to 9:00 p.m.
Where: Sandman Signature Hotel, 8828 – 201 Street, Langley, BC V2Y 0C8 (Willoughby Room)
Send RSVP to: july@ocmi.ca
DISCLAIMER: Qualified investors must meet the criteria noted in the National Instrument 45-106.

July Ono, Managing Partner
OCMI Mutual Fund Trust
210-15272 Croydon Drive
Surrey, BC V3Z 0Z5
604.830.2438
https://www.ocmi.ca/projects
https://www.parvisinvest.com/investments/properties/lougheed-landmark

There’s still time to make 2024 RRSP contributions. The absolute deadline date is March 3, 2025.