The Shocking Truth About Landlords in Ontario: 10 Fast Facts Every Investor Should Know

Recorded: August 2025
Guest: Boubah, Co-Founder of the Small Ownership Landlords of Ontario (SOLO)
Host: Erwin Szeto, The Truth About Real Estate Investing for Canadians Podcast


I’ll never forget our first non-paying tenant back in 2007.

The property was over 100 years old—charming in its own way—and brand new to us as owners. It was only our third investment property, and looking back… we really didn’t know what we were doing.

We missed obvious red flags, like the tenant’s SIN number being wrong. The two roommates were new to town, desperate for a place to rent, and we were too nice. We signed a lease. We accepted a personal cheque for the first and last month’s rent. And yes, we even handed over the keys before the cheque cleared. You know where this is going.

It was 2007, so expenses weren’t as brutal as they are today, but the ordeal still cost us around $10,000—including legal fees. The worst part? My partners were family. We were all upset, confused, and completely unprepared.

None of us even knew what an N4 was (a notice for eviction due to non-payment of rent). But our tenant sure did. When my family member handed him the notice at his workplace—Boston Pizza—he yelled at us to never come back.

Meanwhile, this same tenant was busy making himself at home—he even installed a heavy bag (the kind boxers use), drilled right into the living room ceiling. All while never paying a single dollar in rent. That was our introduction to Ontario’s rental system.

What no one told us in the early days was just how stacked the system is against landlords. How could I not change the locks on my own property when the tenant hadn’t even paid first and last month’s rent? Because if I did, the tenants could simply call the police—and in my experience, the police would side with them. The tenant. WTF?!

Fast Forward to Today…

It’s been nearly 20 years since that first painful lesson. Since then, I’ve coached more than 350 investor clients through their own journeys, and as a licensed Realtor since 2010, I’ve truly seen it all. And I can say with confidence: things have only gotten worse for landlords in Ontario.

That’s why I invited the co-founder of S.O.L.O. (Small Ontario Landlords Organization) onto my podcast. In this episode, we dive into the harsh realities of being a landlord in Ontario, where the system knows what’s broken, yet continues to side against landlords.

We talk about eviction parties, fraud teams, and how S.O.L.O. has grown into a 9,000-member grassroots movement. We also explore why so many Canadian investors are now looking south to landlord-friendly U.S. states—where the laws are clearer, the cash flow is stronger, and the risks are lower.

📅 Save the Date!

Cherry Chan and I are co-hosting an in-person meetup at our Oakville offices on Saturday morning, September 27th, 2025. Seating is extremely limited, so block off your calendar now. We’ll also be broadcasting the event as a webinar. And yes—lunch is sponsored, so you can stick around and network with fellow investors.

If you’re a landlord in Ontario—or thinking about becoming one—this episode is a must-listen. And if you’ve ever felt alone in the trenches, know this: you’re not. Tune in, learn, and let’s keep fighting the good fight… or, like me and so many frustrated landlords, consider taking the easier way out. 😊


🧠 10 Fast Facts Every Ontario Landlord Needs to Know

1. What is SOLO and who does it help?
SOLO (Small Ontario Landlords Organization) is a nonprofit that supports small landlords navigating Ontario’s rental system. It offers education, advocacy, and peer support to landlords facing tenant issues. 

2. Why is being a landlord in Ontario considered high risk?
Ontario landlords face long eviction timelines, limited legal recourse, and tenant-friendly laws that often delay resolution. The system is widely seen as stacked against property owners. 

3. How long does it take to evict a non-paying tenant in Ontario?
Evicting a non-paying tenant in Ontario can take 8 to 11 months, factoring in hearings, decisions, and sheriff scheduling. Professional tenants can stretch this process even longer. 

4. What is an N4 notice in Ontario real estate?
An N4 is a formal notice used by Ontario landlords to begin eviction proceedings for non-payment of rent. Many first-time landlords are unaware of this essential legal tool. 

5. Can landlords change the locks if rent isn’t paid in Ontario? 
No, Ontario law prohibits landlords from changing locks without a formal eviction order, even if rent hasn’t been paid. This legal restriction often surprises new landlords. 

6. What are eviction parties and why does SOLO organize them?
Eviction parties are community support events where volunteers help landlords clean up and emotionally recover after a tenant eviction. They reinforce that landlords are not alone. 

7. What is a professional tenant and why are they a problem? 
Professional tenants exploit Ontario’s rental laws to live rent-free for months by delaying hearings and abusing legal loopholes. They target small landlords who lack screening systems. 

8. Why are Ontario landlords investing in the U.S. instead? 
Many Ontario landlords are shifting to landlord-friendly U.S. states like Texas and Georgia for better cash flow, faster evictions, and stronger property rights. The risk-reward ratio is more favorable. 

9. What role does SOLO play in landlord advocacy?  
SOLO lobbies government officials, educates media, and supports legal reform to protect small landlords. It has met with the Premier and Minister of Housing multiple times. 

10. Is Ontario the worst jurisdiction for landlords in North America?
According to SOLO, Ontario is the only jurisdiction in North America where tenants can remain in a property without paying rent for extended periods. This makes it uniquely challenging for landlords. 


📜 Full Transcript

The full cleaned-up transcript from my conversation with Boubah is available here for anyone who wants to dive deeper into the nuances of protecting yourself as an Ontario landlord, navigating legal hurdles, and building a stress-free investment portfolio.

To Listen:

On iTunes: https://podcasts.apple.com/ca/podcast/ontario-landlord-crisis-tenant-fraud-evictions-solo/id1100488294?i=1000724039750

On Spotify: https://open.spotify.com/episode/1gkYYhLHSFDZZr6ddVsnxM?si=4GA2cXr2QNeoC21mpARscA

Amazon Music: https://music.amazon.ca/podcasts/40fe627d-dec7-4f5d-b7e5-90a550fffe46/episodes/0186684c-5f4a-48ab-bc77-637c9138dfec/the-truth-about-real-estate-investing-for-canadians-ontario-landlord-crisis-tenant-fraud-evictions-solo-ca-solutions

Audible: https://www.audible.ca/pd/B0FP5NFL51?source_code=ASSGB149080119000H&share_location=pdp

Youtube: https://youtu.be/M_wHsRgi50Y

🦸‍♂️Household Hero? Here’s Your Next Step

If you’re a Canadian investor trying to build wealth safely and sustainably, Adam’s journey has valuable takeaways.

It might be time to revisit your current strategies—real estate, lending, or insurance—and ask:

  • Do your investments match your long-term goals?
  • Do you fully understand how your strategies work?
  • Would a more conservative approach offer better peace of mind?

Real estate remains a powerful tool for building wealth, especially with careful underwriting and due diligence. Insurance can be useful too—but only if it supports your broader financial goals.

Need help with conservative, peace-of-mind investing—backed by Wall Street-style due diligence—plus financial planning with your best interests at heart? 

📅 Book a call

Until next time, happy Canadian and USA Real Estate Investing.

Erwin Szeto,

Your Cross Border Investment Guy

Why I’m Investing in the U.S.

I’ve been investing in Ontario since 2005. It’s been a great run—starting with properties in the $100Ks, now reaching $800K–$1M. How much higher can it go? I don’t know.

The remaining appreciation potential doesn’t justify the risk. That’s why I advise clients to look to the U.S., where rental properties range from $150K–$350K USD, with rents between $1,400–$2,600/month.

These cash-flowing numbers are night and day compared to Canada. Plus, landlords have rights, there’s no rent control, and income is in U.S. dollars—which are stronger than Canadian dollars.

If you don’t believe that U.S. dollars are stronger, ask 100 non-Canadians what they’d prefer to be paid in.

To regain control of your retirement, check out the cash-flow properties at:
👉 iwin.sharesfr.com

How SHARE Makes It Easier

The best part? My U.S. investments are more passive than my Canadian ones. I work with SHARE, an asset manager that guides me through the entire process.

SHARE helps with:

  • Finding quality income properties
  • Structuring the legal and tax side
  • Managing the property manager and insurance provider
  • Saving time and money with preferred rates

They even advise on when to refinance or sell. SHARE supports investors across the U.S., which is why I plan to own in Tennessee, Georgia, and Texas. It’s like having a JV partner—without giving up ownership or control.

Final Thoughts

If increasing cash flow is your goal, I don’t know of a better strategy for most Canadians. Once more: iwin.sharesfr.com is where to see what boring, cash-flowing investing looks like on the path to financial peace.

This is how I’m making real estate investing great again—for my family and hopefully for yours too.


Sponsored by… Me!

This episode isn’t sponsored—except by my wife Cherry and me. Real estate investing is our life. It’s helped us build wealth and achieve peace of mind about retirement and our children’s future.

Interested in our systematic approach to real estate investing—the same one used by most of my podcast guests? Then check out:
📍 infinitywealth.ca/events

Till next time—just do it. I believe in you.

Erwin Szeto
W: erwinszeto.com
FB: facebook.com/erwin.szeto
IG: @erwinszeto


Disclaimer

As a committed advocate for transparent and responsible investing, I want to disclose that I am an Advisor to SHARE SFR (Single Family Rental). I hold equity in the company and earn referral commissions from clients I refer.

My endorsement of their model—focusing on positive cash flow and direct ownership—is based on personal experience and belief. Still, every investor should do their own due diligence.

Painting for Profit: Maximizing Renovation ROI with Brian Young of Home Painters Toronto

Painting for Profit: Maximizing Renovation ROI with Brian Young of Home Painters Toronto

Recorded: August 2025
Guest: Brian Young, Founder and CEO of Home Painters Toronto
Host: Erwin Szeto, The Truth About Real Estate Investing for Canadians Podcast


When it comes to getting top dollar for your property—whether selling or renting—painting is one of the highest-ROI renovations you can make. This week on The Truth About Real Estate Investing for Canadians, I sat down with Brian Young, founder and CEO of Home Painters Toronto, the city’s top-rated painting company.

With over 37 years in business, $3M+ in annual revenue, and more than 17,000 completed projects, Brian has mastered the art (and science) of delivering quality renovations quickly and profitably. His client list includes homeowners, landlords, and real estate agents who know that first impressions sell homes.

From Student Painter to Industry Leader

Brian launched Home Painters Toronto in 1987 while still a student at York University. What began as a summer job quickly evolved into a thriving business. Over the decades, Brian adapted to changing markets, shifting from cold-calling to a sophisticated online marketing machine, complete with SEO, social media, and review optimization.

Investor-Friendly Renovations That Pay Off

For real estate investors, every dollar counts. Brian recommends:

  • Prioritizing walls: Light, neutral colors like Decorator’s White, Cloud Cover, or Silver Satin appeal to the widest audience.
  • Targeting first impressions: Focus on the front door, entryway, kitchen, and main living spaces before secondary rooms.
  • Avoiding over-customization: Skip accent walls and bold colors when prepping for sale or rent.

Considering vinyl plank flooring over laminate for rentals—durable, water-resistant, and cost-effective.

Mistakes to Avoid

Brian has seen it all. Among the most common investor missteps:

  • Spending money where there’s no ROI, like removing stucco ceilings unnecessarily.
  • Neglecting small but impactful repairs, such as damaged trim or worn door handles.
  • Hiring trades without clear expectations or inspection schedules.

The Systems Behind a $3M Business

Incredibly, Brian has 8X’d his business while cutting his hours. His keys:

  • Switching from subcontractors to in-house crews for better quality control.
  • Using SOPs (Standard Operating Procedures) for every job.
  • Leveraging virtual assistants and overseas talent for admin work.
  • Holding team members accountable with daily photo updates and weekly calls.

Why Now is the Time to Renovate

With material and labor costs back to pre-pandemic levels, Brian says investors with cash should act now. “During COVID, costs were up 30–40% across the board. Now we’re back to 2018–2019 pricing—if you can renovate now, you’ll save.”

Learn More

If you’re in the GTA and want a free quote, visit HomePaintersToronto.com or call 416-494-9095. Even if you’re outside the area, Brian is happy to share advice from his 37 years in business.


🧠 8 Renovation Q&As Every Real Estate Investor Should Know

1. What is the highest-ROI renovation for selling a home?
Painting is often the best return-on-investment renovation, especially when focusing on main living areas, kitchens, and the front entrance.

2. Which paint colors appeal most to buyers?
Light, neutral shades like Decorator’s White, Cloud Cover, and Silver Satin work best for broad market appeal.

3. Should I replace or paint my kitchen cabinets?
Painting or spraying cabinets can cost 70–80% less than replacing them, making it the smarter choice in most cases.

4. What’s the best flooring for rental properties?
Vinyl plank flooring is durable, water-resistant, and more cost-effective than laminate or hardwood for rentals.

5. How can investors control renovation quality?
Set clear expectations in writing, inspect key milestones, and require photo updates from contractors.

6. What renovations should investors avoid before selling?
Skip personal design touches, unnecessary stucco removal, and painting rarely-seen spaces like closets.

7. Are renovation costs lower now than during COVID?
Yes—labor and materials have largely returned to pre-pandemic prices, making now a good time to renovate.

8. Why switch from subcontractors to employees in a renovation business?
Employees allow for more consistent quality control, easier implementation of SOPs, and stronger accountability.


📜 Full Transcript

The full cleaned-up transcript from my conversation with Brian Young is available here for anyone who wants to dive deeper into the nuances of painting for profit, building a successful business, and investor-friendly renovations

To Listen:

On iTunes: https://itunes.apple.com/ca/podcast/truth-about-real-estate-investing…/id1100488294

On Spotify: https://open.spotify.com/show/6Z8yd37AQfQI5DK0J0Xwzz

Amazon Music: https://music.amazon.ca/podcasts/40fe627d-dec7-4f5d-b7e5-90a550fffe46/the-truth-about-real-estate-investing-for-canadians

Audible: https://www.audible.ca/podcast/The-Truth-About-Real-Estate-Investing-for-Canadians/B08JJS91WR

Youtube: https://youtu.be/ro2A_7ds-ao

🦸‍♂️Household Hero? Here’s Your Next Step

If you’re a Canadian investor trying to build wealth safely and sustainably, Adam’s journey has valuable takeaways.

It might be time to revisit your current strategies—real estate, lending, or insurance—and ask:

  • Do your investments match your long-term goals?
  • Do you fully understand how your strategies work?
  • Would a more conservative approach offer better peace of mind?

Real estate remains a powerful tool for building wealth, especially with careful underwriting and due diligence. Insurance can be useful too—but only if it supports your broader financial goals.

Need help with conservative, peace-of-mind investing—backed by Wall Street-style due diligence—plus financial planning with your best interests at heart? 

📅 Book a call

Until next time, happy Canadian and USA Real Estate Investing.

Erwin Szeto,

Your Cross Border Investment Guy

Why I’m Investing in the U.S.

I’ve been investing in Ontario since 2005. It’s been a great run—starting with properties in the $100Ks, now reaching $800K–$1M. How much higher can it go? I don’t know.

The remaining appreciation potential doesn’t justify the risk. That’s why I advise clients to look to the U.S., where rental properties range from $150K–$350K USD, with rents between $1,400–$2,600/month.

These cash-flowing numbers are night and day compared to Canada. Plus, landlords have rights, there’s no rent control, and income is in U.S. dollars—which are stronger than Canadian dollars.

If you don’t believe that U.S. dollars are stronger, ask 100 non-Canadians what they’d prefer to be paid in.

To regain control of your retirement, check out the cash-flow properties at:
👉 iwin.sharesfr.com

How SHARE Makes It Easier

The best part? My U.S. investments are more passive than my Canadian ones. I work with SHARE, an asset manager that guides me through the entire process.

SHARE helps with:

  • Finding quality income properties
  • Structuring the legal and tax side
  • Managing the property manager and insurance provider
  • Saving time and money with preferred rates

They even advise on when to refinance or sell. SHARE supports investors across the U.S., which is why I plan to own in Tennessee, Georgia, and Texas. It’s like having a JV partner—without giving up ownership or control.

Final Thoughts

If increasing cash flow is your goal, I don’t know of a better strategy for most Canadians. Once more: iwin.sharesfr.com is where to see what boring, cash-flowing investing looks like on the path to financial peace.

This is how I’m making real estate investing great again—for my family and hopefully for yours too.


Sponsored by… Me!

This episode isn’t sponsored—except by my wife Cherry and me. Real estate investing is our life. It’s helped us build wealth and achieve peace of mind about retirement and our children’s future.

Interested in our systematic approach to real estate investing—the same one used by most of my podcast guests? Then check out:
📍 infinitywealth.ca/events

Till next time—just do it. I believe in you.

Erwin Szeto
W: erwinszeto.com
FB: facebook.com/erwin.szeto
IG: @erwinszeto


Disclaimer

As a committed advocate for transparent and responsible investing, I want to disclose that I am an Advisor to SHARE SFR (Single Family Rental). I hold equity in the company and earn referral commissions from clients I refer.

My endorsement of their model—focusing on positive cash flow and direct ownership—is based on personal experience and belief. Still, every investor should do their own due diligence.

From False Start to 5 Duplexes, a Ski Chalet, and Ground-Up Development: How Increasing Complexity Drives Returns Today

 

In 2003, a Canadian couple was eager to invest in real estate. They joined REIN, took the quick start weekend course, and learned the basics. But like many would-be investors, they stalled before buying their first property. The perceived barriers felt too high. Looking back, they admit that 2003 was an incredible buying opportunity — one they completely missed.

Not Understanding Hard, Scarce Assets and the Monetary System

By 2009, they finally took the plunge, buying a two-bedroom townhouse in Windsor. But their understanding of real estate was incomplete.
They knew about cash flow and mortgage paydown, but they didn’t grasp the third wealth driver: equity appreciation — especially how it’s tied to monetary policy and money printing.

After the 2008–2009 financial crisis, central banks responded with massive money creation. This was the starting gun for one of the greatest real estate bull runs in history. But at the time, they didn’t see it. Nervous about prices and the economy, they sold the townhouse for a small loss. Today, that same property would likely be worth four times as much.

The Comeback: Five Duplex Conversions in 15 Months

It wasn’t until 2017 that they committed fully. Inspired by re-reading Real Estate Investing in Canada while on vacation, they bought five single-family homes in Cobourg, Ontario, and converted them into duplexes — all in just 15 months.

The strategy worked. They targeted “awesome assets in awesome locations” — downtown, near the beach, and within walking distance to top schools. At the time, purchase prices of $420K plus $60–80K in renovations could be refinanced for $550K, enabling them to recycle capital quickly.

When the Math No Longer Works

Fast forward to today: those Cobourg properties are still owned, but high interest rates and today’s pricing have changed the picture. Two are cash-flow positive; four are not. With purchase prices now in the $750K–$850K range and renovations easily hitting $150K, new acquisitions simply don’t make sense.

The conclusion is blunt: If the spreadsheet doesn’t show positive cash flow after all costs, it’s not worth doing.

Pivoting to Lifestyle-Driven, Scarce Asset Investing

The answer wasn’t to quit real estate — it was to pivot.
The focus shifted to properties that are not only financially sound but also scarce and personally meaningful. That led to purchasing a luxury six-bedroom, ski-in/ski-out short-term rental in Mont-Tremblant.

Why Tremblant? Regulatory clarity, year-round demand, and true scarcity. There are only about 25 six-bedroom-plus STR properties on the mountain. The property commands up to $5,000 a night during peak season, and underwriting ensures it breaks even after all costs — property management, maintenance, and repairs — while serving as a vacation home.

The Next Step: Ground-Up Development

With the numbers no longer working for simple buy-and-hold rentals, the next logical move was into more complex, higher-return projects. The latest venture is a ground-up commercial development in Southwestern Ontario — a leap that combines market knowledge, a trusted partnership, and years of experience managing risk.

It’s part of a broader investment philosophy: as markets change, so must the investor. Where once a basic duplex conversion could deliver solid returns, today’s environment often requires greater complexity, higher risk, and more creativity to make the math work.

Looking Ahead: More Complexity, More Opportunity

The portfolio now spans:

  1. Five duplex conversions in prime Cobourg locations
  2. A luxury ski-in/ski-out short-term rental in Mont-Tremblant
  3. A ground-up commercial development project underway

There’s also an eye on U.S. real estate for its landlord-friendly laws, better cash flow potential, and diversification benefits.

The core philosophy remains the same: own hard, scarce, uncorrelated assets — a private business, quality real estate in prime locations, and Bitcoin.

In a market where the easy wins are gone, this journey is a reminder that the math matters, scarcity wins, and adaptability is the real competitive edge.

Or… You Could Skip the Complexity Entirely

Not everyone wants to take on $2-million luxury ski rentals or ground-up development projects that require years of work, carry substantial risk, and often feel like another full-time job.

That’s why there’s SHARE — the alternative for Canadian investors who want:

  • Positive cash flow from day one
  • Low-interest financing
  • Passive, done-for-you investing in landlord-friendly U.S. markets

With SHARE, you get the benefits of owning income property without the headaches of sourcing deals, managing renovations, or dealing with tenants. Your investment works for you from day one — simply, securely, and profitably.

Learn more and get started today at http://iwin.sharesfr.com

To Listen:

🦸‍♂️Household Hero? Here’s Your Next Step

If you’re a Canadian investor trying to build wealth safely and sustainably, Adam’s journey has valuable takeaways.

It might be time to revisit your current strategies—real estate, lending, or insurance—and ask:

  • Do your investments match your long-term goals?

  • Do you fully understand how your strategies work?

  • Would a more conservative approach offer better peace of mind?

Real estate remains a powerful tool for building wealth, especially with careful underwriting and due diligence. Insurance can be useful too—but only if it supports your broader financial goals.

Need help with conservative, peace-of-mind investing—backed by Wall Street-style due diligence—plus financial planning with your best interests at heart? 

📅 Book a call

Until next time, happy Canadian and USA Real Estate Investing.

Erwin Szeto,

Your Cross Border Investment Guy

Why I’m Investing in the U.S.

I’ve been investing in Ontario since 2005. It’s been a great run—starting with properties in the $100Ks, now reaching $800K–$1M. How much higher can it go? I don’t know.

The remaining appreciation potential doesn’t justify the risk. That’s why I advise clients to look to the U.S., where rental properties range from $150K–$350K USD, with rents between $1,400–$2,600/month.

These cash-flowing numbers are night and day compared to Canada. Plus, landlords have rights, there’s no rent control, and income is in U.S. dollars—which are stronger than Canadian dollars.

If you don’t believe that U.S. dollars are stronger, ask 100 non-Canadians what they’d prefer to be paid in.

To regain control of your retirement, check out the cash-flow properties at:
👉 iwin.sharesfr.com

How SHARE Makes It Easier

The best part? My U.S. investments are more passive than my Canadian ones. I work with SHARE, an asset manager that guides me through the entire process.

SHARE helps with:

  • Finding quality income properties
  • Structuring the legal and tax side
  • Managing the property manager and insurance provider
  • Saving time and money with preferred rates

They even advise on when to refinance or sell. SHARE supports investors across the U.S., which is why I plan to own in Tennessee, Georgia, and Texas. It’s like having a JV partner—without giving up ownership or control.

Final Thoughts

If increasing cash flow is your goal, I don’t know of a better strategy for most Canadians. Once more: iwin.sharesfr.com is where to see what boring, cash-flowing investing looks like on the path to financial peace.

This is how I’m making real estate investing great again—for my family and hopefully for yours too.


Sponsored by… Me!

This episode isn’t sponsored—except by my wife Cherry and me. Real estate investing is our life. It’s helped us build wealth and achieve peace of mind about retirement and our children’s future.

Interested in our systematic approach to real estate investing—the same one used by most of my podcast guests? Then check out:
📍 infinitywealth.ca/events

Till next time—just do it. I believe in you.

Erwin Szeto
W: erwinszeto.com
FB: facebook.com/erwin.szeto
IG: @erwinszeto


Disclaimer

As a committed advocate for transparent and responsible investing, I want to disclose that I am an Advisor to SHARE SFR (Single Family Rental). I hold equity in the company and earn referral commissions from clients I refer.

My endorsement of their model—focusing on positive cash flow and direct ownership—is based on personal experience and belief. Still, every investor should do their own due diligence.

Legal Landmines in Real Estate JVs – with Shawn Quigg

Recorded: June 2025
Guest: Shawn Quigg, Co-Founder of Cardinal Law
Host: Erwin Szeto, The Truth About Real Estate Investing for Canadians Podcast


If you’ve ever structured or invested in a joint venture, lent privately, or raised capital in Canadian real estate — this episode is essential listening. My guest, real estate and corporate lawyer Shawn Quigg, specializes in cleaning up deals gone wrong. And in this conversation, we unpack how to structure your partnerships, protect yourself legally, and raise capital the right way — without setting off securities alarms.

Here’s what we cover:

  • Why so many real estate joint ventures fail in 2024–2025
  • The difference between safe JV structures vs. risky shortcuts
  • How registered funds (RRSPs, TFSAs) can be legally used to invest in real estate
  • What lenders need to know before offering private mortgages
  • The rising popularity — and complexity — of CMHC’s MLI Select program

If you’re in the business of borrowing money, managing investor funds, or buying in partnerships — this episode is for you.


🧠 5 Real Estate Law Q&As for Canadian Investors

1. What is the most common legal mistake in real estate joint ventures?
Failing to have a detailed, lawyer-reviewed JV agreement is the top mistake. Verbal or vague contracts lead to expensive disputes when expectations aren’t aligned.

2. Can I legally raise money from friends or family to buy real estate in Canada?
Yes — but you must follow securities exemptions like the friends/family/business associate rule, and ideally work with an exempt market dealer. Always document everything with proper legal agreements.

3. Are RRSPs and TFSAs allowed in real estate investing?
Yes, but only through a limited partnership or mutual fund trust structure. You’ll also need an exempt market dealer if raising capital from the public.

4. What legal risks should private lenders watch for?
Private lenders should secure their loans with a registered mortgage, assignment of rents, and possibly a general security agreement (GSA). Legal remedies like power of sale can only help if the deal is structured properly.

5. How can I legally protect myself in a Canadian real estate JV?
Use a joint venture agreement or shareholders agreement that includes roles, dispute resolution, and an exit clause. Think of it as “deal insurance” that only costs a few thousand dollars — but saves tens of thousands later.


📜 Full Transcript

The full cleaned-up transcript from my conversation with Shawn Quigg is available here for anyone who wants to dive deeper into the nuances of deal structure, legal protection, and capital raising.

Ready to stop silent risks from wrecking your real estate business? Cardinal Law is offering Erwin’s listeners a free 1-on-1 corporate structure review ($500–$1,000 value) to help you lock down your asset protection and scale smartly. Just use code ERWIN. Click here to get started.

To Listen:

On iTunes: https://itunes.apple.com/ca/podcast/truth-about-real-estate-investing…/id1100488294

On Spotify: https://open.spotify.com/show/6Z8yd37AQfQI5DK0J0Xwzz

Amazon Music: https://music.amazon.ca/podcasts/40fe627d-dec7-4f5d-b7e5-90a550fffe46/the-truth-about-real-estate-investing-for-canadians

Audible: https://www.audible.ca/podcast/The-Truth-About-Real-Estate-Investing-for-Canadians/B08JJS91WR

Youtube: https://youtu.be/ro2A_7ds-ao

🦸‍♂️Household Hero? Here’s Your Next Step

If you’re a Canadian investor trying to build wealth safely and sustainably, Adam’s journey has valuable takeaways.

It might be time to revisit your current strategies—real estate, lending, or insurance—and ask:

  • Do your investments match your long-term goals?
  • Do you fully understand how your strategies work?
  • Would a more conservative approach offer better peace of mind?

Real estate remains a powerful tool for building wealth, especially with careful underwriting and due diligence. Insurance can be useful too—but only if it supports your broader financial goals.

Need help with conservative, peace-of-mind investing—backed by Wall Street-style due diligence—plus financial planning with your best interests at heart? 

📅 Book a call

Until next time, happy Canadian and USA Real Estate Investing.

Erwin Szeto,

Your Cross Border Investment Guy

Why I’m Investing in the U.S.

I’ve been investing in Ontario since 2005. It’s been a great run—starting with properties in the $100Ks, now reaching $800K–$1M. How much higher can it go? I don’t know.

The remaining appreciation potential doesn’t justify the risk. That’s why I advise clients to look to the U.S., where rental properties range from $150K–$350K USD, with rents between $1,400–$2,600/month.

These cash-flowing numbers are night and day compared to Canada. Plus, landlords have rights, there’s no rent control, and income is in U.S. dollars—which are stronger than Canadian dollars.

If you don’t believe that U.S. dollars are stronger, ask 100 non-Canadians what they’d prefer to be paid in.

To regain control of your retirement, check out the cash-flow properties at:
👉 iwin.sharesfr.com

How SHARE Makes It Easier

The best part? My U.S. investments are more passive than my Canadian ones. I work with SHARE, an asset manager that guides me through the entire process.

SHARE helps with:

  • Finding quality income properties
  • Structuring the legal and tax side
  • Managing the property manager and insurance provider
  • Saving time and money with preferred rates

They even advise on when to refinance or sell. SHARE supports investors across the U.S., which is why I plan to own in Tennessee, Georgia, and Texas. It’s like having a JV partner—without giving up ownership or control.

Final Thoughts

If increasing cash flow is your goal, I don’t know of a better strategy for most Canadians. Once more: iwin.sharesfr.com is where to see what boring, cash-flowing investing looks like on the path to financial peace.

This is how I’m making real estate investing great again—for my family and hopefully for yours too.


Sponsored by… Me!

This episode isn’t sponsored—except by my wife Cherry and me. Real estate investing is our life. It’s helped us build wealth and achieve peace of mind about retirement and our children’s future.

Interested in our systematic approach to real estate investing—the same one used by most of my podcast guests? Then check out:
📍 infinitywealth.ca/events

Till next time—just do it. I believe in you.

Erwin Szeto
W: erwinszeto.com
FB: facebook.com/erwin.szeto
IG: @erwinszeto


Disclaimer

As a committed advocate for transparent and responsible investing, I want to disclose that I am an Advisor to SHARE SFR (Single Family Rental). I hold equity in the company and earn referral commissions from clients I refer.

My endorsement of their model—focusing on positive cash flow and direct ownership—is based on personal experience and belief. Still, every investor should do their own due diligence.

Private Lending Gone Bad & Is the Infinite Banking Concept a Scam?

 

If You’ve Ever Wondered…

  • “Is whole life insurance actually a good investment?”
  • “Can I trust private lending deals that promise 10–12% returns?”
  • “How do I protect my money in a risky market?”

…you’re not alone. Adam Niman asked the same questions—and after more than 15 years in financial services and real estate investing, he’s got answers that might surprise you.

In a recent episode of The Truth About Real Estate Investing for Canadians, Adam pulled back the curtain on some of the most misunderstood—and oversold—financial strategies in Canada.

THREE Lessons for Canadian Investors

1. Be Skeptical of Anything That Sounds “Too Safe”

Participating life insurance is not a magic bullet. If someone promises guaranteed growth, tax-free wealth, flexible borrowing, and high returns—pause. Ask who benefits and follow the money. Like anything, do your own due diligence.

For transparency: my wife Cherry and I own participating whole life insurance for diversification and estate planning. Several of our friends and family do too. I agree with Adam—it’s not suitable for everyone. Just like investment properties or private lending, it depends on your situation.

Cherry and I invest directly in real estate—divesting from Ontario and growing in the U.S.—to build wealth. We use whole life insurance to diversify and for estate planning. It offers flexibility, conservative returns, and—most importantly—a way to cover the tax bill when we pass, helping preserve intergenerational wealth.

2. Don’t Lend Money Unless You’re Willing to Take Over the Property

This was a massive mistake I saw friends make in small-town Saskatoon and Northern Ontario. If you wouldn’t want to operate the property, don’t lend on it. That includes crack houses, boarded-up buildings, or sketchy, low-income neighbourhoods.

Always underwrite deals assuming the worst. If you’re not prepared to carry first, second, or third mortgages, renovate, refinance, or manage the property—you’re not a true lender. You’re a hopeful speculator.

3. It’s Okay to Fail—Just Learn Fast

Anyone who says they’ve never lost money hasn’t invested enough—or is lying. I’ve lost plenty, so I’m safe to trust :). For example, I have two Hamilton tenants behind on rent. One owes $10K, I’ve paid for paralegals, and both places had costly air conditioning issues.

Adam lost money on a Fortress Syndicate deal early on. But he didn’t quit. He took responsibility, tightened his criteria, used his own lawyers, and built better systems.

To Listen:

🦸‍♂️Household Hero? Here’s Your Next Step

If you’re a Canadian investor trying to build wealth safely and sustainably, Adam’s journey has valuable takeaways.

It might be time to revisit your current strategies—real estate, lending, or insurance—and ask:

  • Do your investments match your long-term goals?

  • Do you fully understand how your strategies work?

  • Would a more conservative approach offer better peace of mind?

Real estate remains a powerful tool for building wealth, especially with careful underwriting and due diligence. Insurance can be useful too—but only if it supports your broader financial goals.

Need help with conservative, peace-of-mind investing—backed by Wall Street-style due diligence—plus financial planning with your best interests at heart? 

📅 Book a call

Until next time, happy Canadian and USA Real Estate Investing.

Erwin Szeto,

Your Cross Border Investment Guy

Why I’m Investing in the U.S.

I’ve been investing in Ontario since 2005. It’s been a great run—starting with properties in the $100Ks, now reaching $800K–$1M. How much higher can it go? I don’t know.

The remaining appreciation potential doesn’t justify the risk. That’s why I advise clients to look to the U.S., where rental properties range from $150K–$350K USD, with rents between $1,400–$2,600/month.

These cash-flowing numbers are night and day compared to Canada. Plus, landlords have rights, there’s no rent control, and income is in U.S. dollars—which are stronger than Canadian dollars.

If you don’t believe that U.S. dollars are stronger, ask 100 non-Canadians what they’d prefer to be paid in.

To regain control of your retirement, check out the cash-flow properties at:
👉 iwin.sharesfr.com

How SHARE Makes It Easier

The best part? My U.S. investments are more passive than my Canadian ones. I work with SHARE, an asset manager that guides me through the entire process.

SHARE helps with:

  • Finding quality income properties
  • Structuring the legal and tax side
  • Managing the property manager and insurance provider
  • Saving time and money with preferred rates

They even advise on when to refinance or sell. SHARE supports investors across the U.S., which is why I plan to own in Tennessee, Georgia, and Texas. It’s like having a JV partner—without giving up ownership or control.

Final Thoughts

If increasing cash flow is your goal, I don’t know of a better strategy for most Canadians. Once more: iwin.sharesfr.com is where to see what boring, cash-flowing investing looks like on the path to financial peace.

This is how I’m making real estate investing great again—for my family and hopefully for yours too.


Sponsored by… Me!

This episode isn’t sponsored—except by my wife Cherry and me. Real estate investing is our life. It’s helped us build wealth and achieve peace of mind about retirement and our children’s future.

Interested in our systematic approach to real estate investing—the same one used by most of my podcast guests? Then check out:
📍 infinitywealth.ca/events

Till next time—just do it. I believe in you.

Erwin Szeto
W: erwinszeto.com
FB: facebook.com/erwin.szeto
IG: @erwinszeto


Disclaimer

As a committed advocate for transparent and responsible investing, I want to disclose that I am an Advisor to SHARE SFR (Single Family Rental). I hold equity in the company and earn referral commissions from clients I refer.

My endorsement of their model—focusing on positive cash flow and direct ownership—is based on personal experience and belief. Still, every investor should do their own due diligence.

Subject-To + Seller Leasebacks: The Secret Playbook Canadians Need for Passive U.S. Real Estate



🎧Podcast: The U.S. Real Estate Strategy No One Is Talking About in Canada

Featuring the Andrew Kims – The Secret Playbook

🎙️ [Listen to the episode here — https://youtu.be/DyvEbYkl6hg?si=bel1ldCGIiEnKmX5]

Back on the podcast for his third appearance is my friend and U.S. business partner, Andrew Kim. And let me tell you—this episode hits different.

Why?

Because we’re dropping fresh, high-impact knowledge on a U.S. real estate strategy that I’ve never seen used in Canada but is gaining serious traction across the States.

 What the Heck Is “Subject-To”?

In simple terms, a subject-to deal lets you take over a seller’s mortgage, without going through traditional financing. That means:

  • No banks
  • Lower interest rates
  • Faster closings
  • Tens of thousands in savings

Now combine that with a seller leaseback—where the seller becomes the tenant—and you’ve got a win-win for cash flow, control, and freedom.

Andrew’s Portfolio: 20+ Properties, 4 States, 0 Headaches

Andrew is not just talking theory. He’s living proof that Canadians can invest across the border without lifting a finger. With his company, SHARE, he manages over 20 properties in four U.S. states.

How?

By blending:

  • Silicon Valley-grade tech
  • Institutional property management
  • Creative deal structures

It’s real estate that runs like a tech company—and it’s built for freedom-seeking Canadians who want passive income and full ownership.

Inside This Week’s Episode: Here’s What You’ll Learn

Subject-To + Leasebacks = Passive Cash Flow

How these creative deals work in real life and why they’re perfect for Canadians entering the U.S. market.

Why Big Property Managers Say “No” to Some Deals

Understand what institutional managers avoid—and how that unlocks hidden gems for you.

Breaking Down the Big Fears for Canadians

We tackle the biggest objections:

  • “What about taxes?”
  • “What if the dollar shifts?”
  • “Isn’t U.S. investing risky?”

Andrew clears the air with real facts, plus how SHARE simplifies every step.

Want the Full Playbook?

 Grab your free guide:
How Canadians can invest in U.S. real estate passively with full ownership and no headaches.
👉 www.sharesfr.com

Final Word: Wealth Is More Than Money

This episode isn’t just about real estate.

It’s about using what we know to:

  • Build freedom
  • Live intentionally
  • And retire earlier than anyone told us was possible

If that’s what you’re after, then hit play and let this be your blueprint.


📞 Ready to build wealth with purpose? Book a call with me: https://iwin.sharesfr.com/

To Listen:

On Spotify: 

On YouTube: 

On Apple Podcasts: 

📜 Click to read the full transcript (Andrew Kim – U.S. Real Estate for Canadians)

How Canadians Are Investing in U.S. Real Estate With Institutional Tools — Featuring Andrew Kim of Share

From Frustration to Innovation: Why Share Was Born

Andrew Kim began his journey in U.S. real estate in 2011, buying properties in Florida. But as his portfolio grew, he noticed a gap: property managers were reactive, not growth-oriented. That insight led him to create Share, a tech-powered platform that helps Canadians invest passively in U.S. properties.

“I needed someone to build my portfolio, not just maintain it. So we built Share to act as an asset manager for everyday investors,” says Andrew.

How Andrew Grew to 20 Properties With Kids at Home

Managing properties across four U.S. states while raising three kids sounds impossible—but Andrew uses Share himself. The platform handles everything: sourcing, due diligence, tax planning, and even leasing and maintenance. Investors get scale and ease with minimal effort.

“I get my monthly report, see positive cash flow, and that’s it. It’s the best real estate experience I’ve had.”

AI and Data Are Changing the Investment Game

Share leverages big data and AI to give clients institutional-level insights and operations. From crime rates and school rankings to lease renewal schedules and franchise tax filings—everything is automated or monitored with precision.

  • Connects to national service providers that normally only serve billion-dollar firms
  • Uses AI to manage filings, taxes, and compliance across multiple states
  • Enables one person to oversee 1,000+ properties with tech-assisted workflows

Investing With $100K and Accessing Low-Interest Mortgages

Worried about 7%+ mortgage rates in the U.S.? Share helps clients secure “subject-to” deals, where they take over the seller’s existing low-rate mortgage—often with the seller staying on as a tenant.

With as little as $100,000 CAD, Canadians can invest in cash-flowing U.S. homes with built-in tenants, deferred renovation costs, and strong rental demand.

Why Now Is the Time

Despite high interest rates, rent demand in the U.S. remains strong. With home appreciation slowing, now is the window to buy before prices rise again.

“In the U.S., we’re still seeing low double-digit IRRs. The same can’t be said for most of Canada.”

Why the U.S. Is Better for Passive Real Estate Investing

  • Institutional property managers handle thousands of units with standard processes
  • Lease renewals are enforced annually—no indefinite tenants like in Ontario
  • States like Texas and Georgia remain landlord-friendly
  • U.S. properties often cost half or less per square foot compared to Canadian counterparts

“Where else can you buy a new single-family home for $245,000 USD next to a $65B Samsung chip plant?”

Don’t Wait on FX—You’ll Lose More to Appreciation

Many Canadians hesitate over the exchange rate. But Andrew advises acting now. “Waiting for a better FX rate might save 6%, but rising U.S. property values can easily outpace that in a few months.”

Want to Learn More?

👉 Visit: sharestates.com

👉 Book a free consult: Talk to Share

If you’re looking for hands-off U.S. real estate investing with institutional quality—this is your moment.

BEFORE YOU GO…

Before you go, if you’re interested in what kind of properties I am looking at in the landlord friendly states of the USA please go to iwin.sharesfr.com for what I consider the best investment for most Canadians, most of the time.

I’ve been investing in Ontario since 2005 and while it’s been a great, great run. I started out buying properties in the 100,000s and now it’s $800,000 to $1,000,000.  How much higher can it go? I don’t know

To me, the remaining potential for appreciation does not match the risk hence I’m advising my clients to look to where one can find rental properties that are affordable range of $150,000 to $350,000 US$, with rents that range from $1,400 to 2,600/month plus utilities.   As many Canadians recognize, these numbers will be positive cash flow and are night and day compared to anything locally. Plus the landlord has all of the rights, no rent control, and income is US dollars which are better than Canadian dollars.

If you don’t believe me, US dollars are better than Canadian dollars, go ask 100 non-Canadians which currency they prefer to be paid in.

So to regain control of your retirement planning.  Go to iwin.sharesfr.com and check out what great cash flow properties are available in the USA.  

The best part is, my US investments will be much more passive compared to by local investments as I’m hiring an asset manager called SHARE to hand hold me through the entire process.  As their client and shareholder, Share will source me quality income properties, help me with legal structure and taxes, they manage the property manager and insurance provider while passing down to me preferred rates so I save both time and money.  

Share will even tell me when to strategically refinance or sell.  SHARE can even support investors all over the country for proper diversification hence my plan is to own in Tennessee, Georgia, and Texas.  Share is like my joint venture partner but I only have to pay them fees while I keep 100% ownership and control.

If your goal in investing is to increase cash flow, I don’t know of a better strategy for most Canadians most of the time.  One last time that’s iwin.sharesfr.com to see what boring, cash flowing real estate investing can look like on your path towards financial peace.

This is how I’m going to make real estate investing great again for my family and hope you choose the same.  Till next time!

Sponsored by:

This episode is brought to you by me! We don’t have sponsors for this show. I only share with you services owned by my wife Cherry and me.  Real estate investing is a staple in my life and allowed me to build wealth and, more importantly, achieve financial peace about the future, knowing our retirement is taken care of and my kids will be able to afford a home when they grow up.  If you, too, are interested in my systematic strategy to implement the #1 investment strategy, the same one pretty much all my guests are doing themselves, then go visit www.infinitywealth.ca/events and register for our next event.

Till next time, just do it because I believe in you.

Erwin

W: erwinszeto.com
FB: https://www.facebook.com/erwin.szeto
IG: https://www.instagram.com/erwinszeto/

Disclaimer:
As a committed advocate for transparent and responsible real estate investment, I want to openly share my involvement with SHARE SFR (Single Family Rental) as an Advisor. I hold an equity position in this company and receive a referral commission for clients I introduce to their services. My endorsement of their business model – focusing on direct ownership of positive cash flow income properties – is consistent with my own personal investing since 2005, is based not only on a professional assessment but also on my personal experience and belief in their approach. Please note that while I stand behind my recommendations, it is crucial for each individual to conduct their own due diligence and consider their unique circumstances before making any investment decisions. As always, my priority is to provide you with honest, insightful, and practical real estate investment education.

From Contaminated Land to a 15% Return: Investing With Purpose (and Profit)



🎧 Podcast: From Environmental Law To Impact Real Estate

Featuring the Rodney Wilts –  the real estate game changer for Canadians

🎙️ [Listen to the episode here — https://youtu.be/DyvEbYkl6hg?si=bel1ldCGIiEnKmX5]

Nearly half of Canadians say they’re losing sleep over retirement — and honestly, they should be. Between high interest rates, rent control, and tenant protections stacked against landlords, traditional investing in Ontario is getting harder by the day. Just ask Guelph landlord John Esposito. He rented out a unit in 2022, only to be stuck with non-paying tenants for two full years, racking up over $135,000 in losses from unpaid rent and damage. Ontario’s Landlord and Tenant Board finally approved the eviction — but far too late.
👉 Read the full story

The Better Way: Purpose-Driven Real Estate That Actually Pays

Now contrast that with Rodney Wilts, my latest guest on The Truth About Real Estate Investing for Canadians.

A former environmental lawyer, Rodney co-founded Theia Partners, where he led the redevelopment of a 34-acre polluted industrial site into Zibi — one of the world’s only zero-carbon communities.

Built in partnership with Indigenous organizations and faith groups, Zibi is:

  • 100% powered by renewable energy
  • Mixed-use, mixed-income, and socially inclusive
  • Winner of global planning and sustainability awards
  • Delivering strong, double-digit returns

It’s proof that sustainability, impact, and profitability can coexist — and scale.

Safer, Smarter Investing With Less Risk

c

At our June iWIN meetup, we also heard from:

  • Scott Dillingham (LendCity) on CMHC’s MLI Select — a game-changer for multifamily projects
  • Andrew Kim (SHARE) on how Canadians are investing in U.S. real estate with:
    • Lower rates & down payments
    • No lender fees
    • Faster evictions
    • Better cash flow
    • Off-market “Subject-To” deals and seller leasebacks

I used this strategy myself last year in Texas — no vacancy, no upfront renos, and strong USD cash flow from Day 1.

C

Final Thoughts from Erwin

Real estate is changing. Ontario’s model is broken for most investors. But with the right partnerships and strategies — from ESG-driven developments like Zibi to turnkey U.S. rental portfolios — it’s still possible to build wealth and make a difference.

👉 Learn more about investing in U.S. rentals through SHARE: https://iwin.sharesfr.com/


📞 Ready to build wealth with purpose? Book a call with me: https://iwin.sharesfr.com/

I

To Listen:

On Spotify: 

Youtube: 

📜 Click to read the full edited transcript (Rodney Wilts)

From Lawyer to Developer: How Rodney Wilts Is Building Zero-Carbon Communities With 15% Returns

A New Path From Environmental Law to Real Estate

I started my career in environmental law, advocating for green communities and working with architects and code officials to eliminate barriers to sustainable building. But I’ll never forget the day I visited Harold Kal—a pioneer in eco-friendly development. His office was buzzing with purpose, packed with giant drawings, energy. It hit me hard: this is what I want to do.

Eventually, I made the jump into real estate. It wasn’t easy, but I knew I wanted to use development as a tool for environmental and social change.

How a Derelict Factory Site Became Zibi

One day, commuting across Ottawa’s Shoal Air Bridge, I passed a boarded-up, barbed-wired industrial wasteland—just 800 meters from Parliament Hill. The site had sat untouched for years. I pitched the idea to my partners: “What if we transformed this into something great?”

We acquired the 34-acre contaminated site from Domtar and created Zibi: a master-planned, zero-carbon, mixed-use community straddling Ontario and Quebec. We:

  • Built 4 million square feet of offices, condos, rentals, plazas, and parkland
  • Created Canada’s first zero-carbon district energy system
  • Won global awards for public consultation and urban planning
  • Partnered with Dream and other stakeholders to deliver it all

Zibi is now home to residents, businesses, public spaces, and even the world’s only interprovincial zipline.

Solving Housing Affordability Beyond New Builds

Zibi was expensive: new apartments cost about $450,000 per unit to build. Meanwhile, we saw nearby 1970s buildings going for $175,000 a door. So we launched a strategy: buy older stock, upgrade it for energy efficiency, and keep it affordable.

These projects don’t make magazine covers, but they serve people—and deliver low double-digit IRRs.

Turning Parking Lots Into Housing With Purpose

Through Zibi, we gained recognition and were approached by First Unitarian of Ottawa. They had a 7-acre site—mostly unused parking—and wanted to align it with their values. Together with Ontario Aboriginal Housing Services, we’re building:

  • A 16-storey rental building (CMHC-backed)
  • A 6-storey non-profit building for Indigenous tenants
  • Directly on Ottawa’s LRT line, near the river

Despite legal challenges from affluent neighbors (which cost us $100,000 in appeals), we won at the Ontario Land Tribunal and expect to break ground next spring.

The deal is structured as a corporation to accommodate the church’s tax-exempt status, and they’re contributing land as equity. Their vacant lot will now generate recurring revenue—while delivering on their mission.

Why We Do This

We could have played it safe. But we’re driven by impact. And we believe real estate can deliver strong returns and meaningful social outcomes.

  • We’ve built award-winning communities
  • We’ve cleaned up 200 years of contamination
  • We’re delivering housing across the affordability spectrum
  • We’re still targeting 15% IRRs on projects like the Sherbourne LRT site

Want to Learn More?

👉 Visit: theiapartners.com

👉 Tour Zibi: zibi.ca

And if you’re interested in impact-driven investing that works — let’s connect.

BEFORE YOU GO…

Before you go, if you’re interested in what kind of properties I am looking at in the landlord friendly states of the USA please go to iwin.sharesfr.com for what I consider the best investment for most Canadians, most of the time.

I’ve been investing in Ontario since 2005 and while it’s been a great, great run. I started out buying properties in the 100,000s and now it’s $800,000 to $1,000,000.  How much higher can it go? I don’t know

To me, the remaining potential for appreciation does not match the risk hence I’m advising my clients to look to where one can find rental properties that are affordable range of $150,000 to $350,000 US$, with rents that range from $1,400 to 2,600/month plus utilities.   As many Canadians recognize, these numbers will be positive cash flow and are night and day compared to anything locally. Plus the landlord has all of the rights, no rent control, and income is US dollars which are better than Canadian dollars.

If you don’t believe me, US dollars are better than Canadian dollars, go ask 100 non-Canadians which currency they prefer to be paid in.

So to regain control of your retirement planning.  Go to iwin.sharesfr.com and check out what great cash flow properties are available in the USA.  

The best part is, my US investments will be much more passive compared to by local investments as I’m hiring an asset manager called SHARE to hand hold me through the entire process.  As their client and shareholder, Share will source me quality income properties, help me with legal structure and taxes, they manage the property manager and insurance provider while passing down to me preferred rates so I save both time and money.  

Share will even tell me when to strategically refinance or sell.  SHARE can even support investors all over the country for proper diversification hence my plan is to own in Tennessee, Georgia, and Texas.  Share is like my joint venture partner but I only have to pay them fees while I keep 100% ownership and control.

If your goal in investing is to increase cash flow, I don’t know of a better strategy for most Canadians most of the time.  One last time that’s iwin.sharesfr.com to see what boring, cash flowing real estate investing can look like on your path towards financial peace.

This is how I’m going to make real estate investing great again for my family and hope you choose the same.  Till next time!

Sponsored by:

This episode is brought to you by me! We don’t have sponsors for this show. I only share with you services owned by my wife Cherry and me.  Real estate investing is a staple in my life and allowed me to build wealth and, more importantly, achieve financial peace about the future, knowing our retirement is taken care of and my kids will be able to afford a home when they grow up.  If you, too, are interested in my systematic strategy to implement the #1 investment strategy, the same one pretty much all my guests are doing themselves, then go visit www.infinitywealth.ca/events and register for our next event.

Till next time, just do it because I believe in you.

Erwin

W: erwinszeto.com
FB: https://www.facebook.com/erwin.szeto
IG: https://www.instagram.com/erwinszeto/

Disclaimer:
As a committed advocate for transparent and responsible real estate investment, I want to openly share my involvement with SHARE SFR (Single Family Rental) as an Advisor. I hold an equity position in this company and receive a referral commission for clients I introduce to their services. My endorsement of their business model – focusing on direct ownership of positive cash flow income properties – is consistent with my own personal investing since 2005, is based not only on a professional assessment but also on my personal experience and belief in their approach. Please note that while I stand behind my recommendations, it is crucial for each individual to conduct their own due diligence and consider their unique circumstances before making any investment decisions. As always, my priority is to provide you with honest, insightful, and practical real estate investment education.

From Local Financial Planner to U.S. Landlord: Why Carlos Rodrigues Left Canadian Real Estate



🎧 Podcast: The Truth About Real Estate Investing for Canadians

Featuring Carlos Rodrigues – Financial Planner Turned U.S. Real Estate Investor

🎙️ [Listen to the episode here — https://youtu.be/DyvEbYkl6hg?si=bel1ldCGIiEnKmX5]

Why Carlos Left Ontario Real Estate (and Financial Planning)

After 20 years as a financial advisor—including running his own independent financial and mortgage brokerage—Carlos Rodrigues hit a wall. Like many Canadian investors, he found himself boxed in by tighter lending rules, rising compliance costs, and poor scalability in the Ontario market.

“My most successful year ever—and the bank told me the only mortgage I qualified for was one designed for seniors… A reverse mortgage!”
— Carlos

In 2019, Carlos sold everything: his financial planning practice, his mortgage book, and his real estate portfolio. He exited near the peak, netting a massive gain on a duplex he’d renovated himself. Then he moved his entire strategy south—to Cleveland, Ohio.

Building a Team in the U.S. Was Brutal

Carlos doesn’t sugarcoat the early days. His first Ohio property manager stole $30,000 and vanished. Despite being a licensed financial professional used to due diligence, Carlos says:

“This guy had supposed errors & omissions insurance, government contracts… he still pulled the wool over my eyes.”

He later discovered that dozens of investors—including doctors, lawyers, and even a police officer—had also been scammed. That manager is now reportedly on the run.

Eventually, Carlos rebuilt his team through referrals. He now has a highly responsive, proactive property manager who handles leasing, inspections, and tenant relationships—including navigating the complexities of subsidized housing.

“In Cleveland, they’re either incredibly bad… or phenomenal. There’s no in-between.”

Lead Paint Certifications: A Hidden Risk for Canadian Investors

Cleveland has strict lead-safe regulations, especially for older properties. Carlos learned this the hard way during an attempted eviction:

“You can’t even evict a tenant unless your property is lead-safe certified… and 80% of rental homes older than 1970 aren’t certified.”

A non-compliant property meant months of delays, expensive locksmith visits, and multiple failed inspections. In markets like Cleveland, hyper-local knowledge is essential—something Carlos now brings to his mentorship clients and joint venture partners.

Evictions: Ohio vs. Ontario

Carlos compares Ohio’s eviction process to Ontario’s—and the difference is staggering.

  • Ohio: Evictions are done via the courts, not a tribunal. Typical turnaround? 3 weeks.
  • Ontario: Professional landlords report 7–8 months, often more for “mom and pop” investors.

“Ohio is a red state. If you’re out of lease, and the landlord wants you out, you’re leaving—one way or another.”

Carlos emphasizes how U.S. systems better balance landlord and tenant rights, making them far more scalable for investors who want predictable cash flow.

Section 8: Why Carlos Welcomes Government-Subsidized Tenants

Carlos specializes in renting to Section 8 tenants—U.S. residents receiving government rent subsidies. While some investors are wary, he says it’s been a major win:

  • Rents are 20–30% above market in many zip codes
  • Rent is paid directly from the government (tenants can’t intercept it)
  • Tenants risk permanently losing their voucher if they’re evicted

“If we ever have another pandemic or recession, my Section 8 rents are still coming in.”

There is red tape—inspections and delays—but Carlos says the stability and returns are worth it.

What Carlos Offers Canadian Investors

Carlos now offers:

  • Mentorship programs for Canadians wanting to invest in the U.S.
  • Joint venture opportunities for hands-free partners
  • Property tours in Cleveland, including visits to turnkey rentals, BRRRRs, and properties under rehab

He helps investors:

  • Set up proper U.S. legal entities
  • Navigate DSCR financing (no personal income needed)
  • Avoid the painful mistakes he made early on

Want to Learn More?

Grab Carlos’s book Property Profits on Amazon:
👉 Property Profits by Carlos Rodrigues

Follow him on Instagram:
👉 @cashflowcarlos

Final Thoughts from Erwin

If you’ve been wondering whether to diversify outside Canada, this episode pulls back the curtain on what it really takes—and why it might be worth it.

“This is why I love doing the podcast. You get the truth—no sugarcoating. Just real investors, sharing real lessons.”

To Listen:

📜 Click to read the full edited transcript

Carlos Rodrigues on Leaving Canadian Real Estate and Going All-In on U.S. Investing

From Financial Planning to Real Estate

I began my career in 2003 as a financial planner with Freedom 55. A decade later, I launched my own brokerage, Magellan Wealth Management. Going independent felt liberating—I was no longer tied to pushing products from just one or two companies. I could finally offer clients what I truly believed was best for them.

That’s when I started looking seriously at real estate.

By the end of my 10-year run, I was frustrated. Despite helping clients manage portfolios of mutual and segregated funds, I found real estate offered more attractive long-term returns, greater control, and significantly better tax advantages.

But the final straw? Even during my most profitable year, I couldn’t qualify for a standard mortgage to refinance my rental portfolio. That was it. In 2019, I sold my practice, exited my Canadian properties, and published Property Profits, a book that shares everything I learned along the way. Then, I went all-in on U.S. real estate.

Why I Chose Ohio and the U.S. Midwest

The U.S. checked every box: better affordability, more landlord-friendly legislation, and strong upside potential. Cities like Cleveland and Toledo reminded me of Ontario 15 years ago—but with better cash flow.

For example, I had purchased a duplex in Ontario for $385,000, spent $60,000 legalizing it, and sold it for $1.1 million. I took those proceeds and started investing across the Midwest. In Ohio, I’ve bought single-family homes for $41,000 to $45,000 and rented them out for $1,100 to $1,200 a month.

Let me be clear: U.S. real estate isn’t “easy”—but it is logical if you do the work.

The Power of DSCR Loans

One of the biggest game changers for me has been DSCR loans—Debt Service Coverage Ratio loans. Unlike traditional mortgages in Canada, DSCR loans don’t rely on your personal income.

There’s:

  • No need for tax returns
  • No employment verification
  • No GDS/TDS calculations

If the property cash flows at a 1.25x ratio or better, you qualify. This alone made it possible for me to scale after hitting a financing wall in Canada.

The Brutal Reality of Team Building

Not everything went smoothly.

My first property manager in Ohio stole $30,000 from me. And I wasn’t new to real estate—I had insurance, contracts, and thought I had done the proper due diligence. This guy even scammed a Cleveland police officer. He’s now on the run.

Eventually, I found a trustworthy property manager through a mortgage broker I trust. She’s become my right hand—proactive, great at communication, and makes sure our Section 8 units are always up to code.

What You Need to Know About Lead Paint Laws in Cleveland

If you’re buying in Cleveland, pay attention to lead safety laws. Any property built before 1978 must be “lead-safe certified.” Without that certification:

  • You can’t legally evict tenants
  • You risk city fines
  • You may face major renovation delays

I once purchased a property where the tenant refused to leave. We couldn’t even start renovations—or begin eviction—until we passed all lead remediation protocols. My advice: buy newer when possible or budget for lead abatement costs upfront.

Evictions: U.S. vs. Canada

Landlord-tenant laws in the U.S.—especially in red states like Ohio—are completely different from those in Ontario.

Here’s how it works in Ohio:

  • Serve a 30-day notice
  • Follow with a 3-day notice
  • Go to court if there’s no resolution

In most cases, you can have a court-ordered eviction in under three weeks. Compare that to Ontario, where professional landlords often wait 7–8 months (or longer) to enforce an eviction.

Why I Embrace Section 8 Tenants

Section 8 housing has a bad reputation, but it’s been a solid strategy for me.

Here’s why I like it:

  • Rents are often 20–30% above market
  • The government pays you directly
  • Tenants can’t just stop paying rent
  • Lease violations can mean losing their voucher permanently

Of course, there’s red tape. Inspections can delay move-ins by weeks or even months. But once you’re set up, Section 8 income is consistent—even during economic downturns.

Helping Canadians Invest in the U.S.

Most Canadians have no idea how to get started with U.S. real estate. That’s where I come in.

I offer:

  • Mentorship programs to walk investors through their first deal
  • Joint venture partnerships where I manage the U.S. side
  • Weekend property tours in Cleveland (we typically visit 12–14 homes, analyze them on-site, and finish off with a seafood boil)

I also help clients:

  • Set up LLCs and the right U.S. legal structures
  • Navigate cross-border tax planning to avoid double taxation
  • Build reliable “power teams” on the ground

Want to Learn More?

📘 Check out my book: Property Profits on Amazon

📲 Follow me on Instagram: @cashflowcarlos

BEFORE YOU GO…

Before you go, if you’re interested in what kind of properties I am looking at in the landlord friendly states of the USA please go to iwin.sharesfr.com for what I consider the best investment for most Canadians, most of the time.

I’ve been investing in Ontario since 2005 and while it’s been a great, great run. I started out buying properties in the 100,000s and now it’s $800,000 to $1,000,000.  How much higher can it go? I don’t know

To me, the remaining potential for appreciation does not match the risk hence I’m advising my clients to look to where one can find rental properties that are affordable range of $150,000 to $350,000 US$, with rents that range from $1,400 to 2,600/month plus utilities.   As many Canadians recognize, these numbers will be positive cash flow and are night and day compared to anything locally. Plus the landlord has all of the rights, no rent control, and income is US dollars which are better than Canadian dollars.

If you don’t believe me, US dollars are better than Canadian dollars, go ask 100 non-Canadians which currency they prefer to be paid in.

So to regain control of your retirement planning.  Go to iwin.sharesfr.com and check out what great cash flow properties are available in the USA.  

The best part is, my US investments will be much more passive compared to by local investments as I’m hiring an asset manager called SHARE to hand hold me through the entire process.  As their client and shareholder, Share will source me quality income properties, help me with legal structure and taxes, they manage the property manager and insurance provider while passing down to me preferred rates so I save both time and money.  

Share will even tell me when to strategically refinance or sell.  SHARE can even support investors all over the country for proper diversification hence my plan is to own in Tennessee, Georgia, and Texas.  Share is like my joint venture partner but I only have to pay them fees while I keep 100% ownership and control.

If your goal in investing is to increase cash flow, I don’t know of a better strategy for most Canadians most of the time.  One last time that’s iwin.sharesfr.com to see what boring, cash flowing real estate investing can look like on your path towards financial peace.

This is how I’m going to make real estate investing great again for my family and hope you choose the same.  Till next time!

Sponsored by:

This episode is brought to you by me! We don’t have sponsors for this show. I only share with you services owned by my wife Cherry and me.  Real estate investing is a staple in my life and allowed me to build wealth and, more importantly, achieve financial peace about the future, knowing our retirement is taken care of and my kids will be able to afford a home when they grow up.  If you, too, are interested in my systematic strategy to implement the #1 investment strategy, the same one pretty much all my guests are doing themselves, then go visit www.infinitywealth.ca/events and register for our next event.

Till next time, just do it because I believe in you.

Erwin

W: erwinszeto.com
FB: https://www.facebook.com/erwin.szeto
IG: https://www.instagram.com/erwinszeto/

Disclaimer:
As a committed advocate for transparent and responsible real estate investment, I want to openly share my involvement with SHARE SFR (Single Family Rental) as an Advisor. I hold an equity position in this company and receive a referral commission for clients I introduce to their services. My endorsement of their business model – focusing on direct ownership of positive cash flow income properties – is consistent with my own personal investing since 2005, is based not only on a professional assessment but also on my personal experience and belief in their approach. Please note that while I stand behind my recommendations, it is crucial for each individual to conduct their own due diligence and consider their unique circumstances before making any investment decisions. As always, my priority is to provide you with honest, insightful, and practical real estate investment education.

An American Virtual Wholesaling From Canada

wholesalingThis week on The Truth About Real Estate Investing for Canadians, we’re joined by Nathan Payne, a full-time virtual real estate wholesaler and founder of Painless Flipping. Originally from Atlanta and most recently Utah, Nathan now calls small-town Ontario home—but that hasn’t slowed him down. In fact, he’s built a thriving real estate wholesaling business that operates 100% virtually across major U.S. markets like Florida, Texas, and Utah.

Nathan is the creator of a hands-on real estate apprenticeship program where he partners with aspiring investors to close real-world deals, offering a practical, no-fluff alternative to traditional coaching. We dig into how he generates leads by hiring a Marketing company, something anyone can do and I’m hearing about for the first time ever.  His pivot to nationwide wholesaling during COVID, why he prefers U.S. markets over Canadian ones, and how his faith and values shape the way he does business.

We also talk squatter stories, wholesaling fees by market, creative ways he finds buyers and what new investors get wrong. If you’re tired of “guru” fluff and want the real talk on building an ethical, scalable real estate wholesaling business, this is the episode for you.

💻 Book a free call with Nathan: www.painlessflipping.com
🎥 Free YouTube trainings: Search “Nathan Payne Painless Flipping”

Instagram: https://www.instagram.com/nathanpayneofficial

Facebook group: https://www.facebook.com/groups/payneless

 

To Listen:

HELP US OUT!

Please help us reach new listeners on iTunes by leaving us a rating and review!
 

BEFORE YOU GO…

Before you go, if you’re interested in what kind of properties I am looking at in the landlord friendly states of the USA please go to iwin.sharesfr.com for what I consider the best investment for most Canadians, most of the time.

I’ve been investing in Ontario since 2005 and while it’s been a great, great run. I started out buying properties in the 100,000s and now it’s $800,000 to $1,000,000.  How much higher can it go? I don’t know

To me, the remaining potential for appreciation does not match the risk hence I’m advising my clients to look to where one can find rental properties that are affordable range of $150,000 to $350,000 US$, with rents that range from $1,400 to 2,600/month plus utilities.   As many Canadians recognize, these numbers will be positive cash flow and are night and day compared to anything locally. Plus the landlord has all of the rights, no rent control, and income is US dollars which are better than Canadian dollars.

If you don’t believe me, US dollars are better than Canadian dollars, go ask 100 non-Canadians which currency they prefer to be paid in.

So to regain control of your retirement planning.  Go to iwin.sharesfr.com and check out what great cash flow properties are available in the USA.  

The best part is, my US investments will be much more passive compared to by local investments as I’m hiring an asset manager called SHARE to hand hold me through the entire process.  As their client and shareholder, Share will source me quality income properties, help me with legal structure and taxes, they manage the property manager and insurance provider while passing down to me preferred rates so I save both time and money.  

Share will even tell me when to strategically refinance or sell.  SHARE can even support investors all over the country for proper diversification hence my plan is to own in Tennessee, Georgia, and Texas.  Share is like my joint venture partner but I only have to pay them fees while I keep 100% ownership and control.

If your goal in investing is to increase cash flow, I don’t know of a better strategy for most Canadians most of the time.  One last time that’s iwin.sharesfr.com to see what boring, cash flowing real estate investing can look like on your path towards financial peace.

This is how I’m going to make real estate investing great again for my family and hope you choose the same.  Till next time!

Sponsored by:

This episode is brought to you by me! We don’t have sponsors for this show. I only share with you services owned by my wife Cherry and me.  Real estate investing is a staple in my life and allowed me to build wealth and, more importantly, achieve financial peace about the future, knowing our retirement is taken care of and my kids will be able to afford a home when they grow up.  If you, too, are interested in my systematic strategy to implement the #1 investment strategy, the same one pretty much all my guests are doing themselves, then go visit www.infinitywealth.ca/events and register for our next event.

Till next time, just do it because I believe in you.

Erwin

W: erwinszeto.com
FB: https://www.facebook.com/erwin.szeto
IG: https://www.instagram.com/erwinszeto/

Disclaimer:
As a committed advocate for transparent and responsible real estate investment, I want to openly share my involvement with SHARE SFR (Single Family Rental) as an Advisor. I hold an equity position in this company and receive a referral commission for clients I introduce to their services. My endorsement of their business model – focusing on direct ownership of positive cash flow income properties – is consistent with my own personal investing since 2005, is based not only on a professional assessment but also on my personal experience and belief in their approach. Please note that while I stand behind my recommendations, it is crucial for each individual to conduct their own due diligence and consider their unique circumstances before making any investment decisions. As always, my priority is to provide you with honest, insightful, and practical real estate investment education.

Who’s Fighting for Landlords? Canada’s Biggest Landlord Advocate Speaks Out

Landlords

Welcome back to The Truth About Real Estate Investing for Canadians! I’m your host, Erwin Szeto, and today we’re diving into one of the most important conversations for landlords and real estate investors—who’s actually fighting for us?

Between rising costs, rent control, landlord-tenant board delays, and policy changes that make it harder to operate rental properties, it’s no surprise that many landlords feel like they’re being left behind. But there are people advocating for us, working behind the scenes to shape fair policies and ensure that rental housing remains a viable investment.

That’s why I’m thrilled to have Tony Irwin on the show today. Tony is the President and CEO of both the Canadian Federation of Apartment Associations (CFAA) and the Federation of Rental Housing Providers of Ontario (FRPO)two of the largest organizations advocating for landlords and rental housing providers at the provincial and national levels.

With years of experience in policy, government relations, and housing advocacy, Tony is at the forefront of the fight to protect landlords, encourage rental supply, and push back against policies that make it harder to provide housing.

In this episode, we get into:
The current state of Ontario and Canada’s rental markets
Why rent control and landlord-tenant board delays are making investing more challenging
What CFAA and FRPO are doing to push for fairer policies
What landlords can do to get involved and protect their investments

If you own rental properties or are thinking about investing, this is a must-listen episode. The policies being decided today will impact your bottom line for years to come!

Tony’s contact information:

FRPO: https://frpo.org

CFAA: https://cfaa-fcapi.org

Instagram: @frpofacts

To Listen:

HELP US OUT!

Please help us reach new listeners on iTunes by leaving us a rating and review!
 

BEFORE YOU GO…

Before you go, if you’re interested in what kind of properties I am looking at in the landlord friendly states of the USA please go to iwin.sharesfr.com for what I consider the best investment for most Canadians, most of the time.

I’ve been investing in Ontario since 2005 and while it’s been a great, great run. I started out buying properties in the 100,000s and now it’s $800,000 to $1,000,000.  How much higher can it go? I don’t know

To me, the remaining potential for appreciation does not match the risk hence I’m advising my clients to look to where one can find rental properties that are affordable range of $150,000 to $350,000 US$, with rents that range from $1,400 to 2,600/month plus utilities.   As many Canadians recognize, these numbers will be positive cash flow and are night and day compared to anything locally. Plus the landlord has all of the rights, no rent control, and income is US dollars which are better than Canadian dollars.

If you don’t believe me, US dollars are better than Canadian dollars, go ask 100 non-Canadians which currency they prefer to be paid in.

So to regain control of your retirement planning.  Go to iwin.sharesfr.com and check out what great cash flow properties are available in the USA.  

The best part is, my US investments will be much more passive compared to by local investments as I’m hiring an asset manager called SHARE to hand hold me through the entire process.  As their client and shareholder, Share will source me quality income properties, help me with legal structure and taxes, they manage the property manager and insurance provider while passing down to me preferred rates so I save both time and money.  

Share will even tell me when to strategically refinance or sell.  SHARE can even support investors all over the country for proper diversification hence my plan is to own in Tennessee, Georgia, and Texas.  Share is like my joint venture partner but I only have to pay them fees while I keep 100% ownership and control.

If your goal in investing is to increase cash flow, I don’t know of a better strategy for most Canadians most of the time.  One last time that’s iwin.sharesfr.com to see what boring, cash flowing real estate investing can look like on your path towards financial peace.

This is how I’m going to make real estate investing great again for my family and hope you choose the same.  Till next time!

Sponsored by:

This episode is brought to you by me! We don’t have sponsors for this show. I only share with you services owned by my wife Cherry and me.  Real estate investing is a staple in my life and allowed me to build wealth and, more importantly, achieve financial peace about the future, knowing our retirement is taken care of and my kids will be able to afford a home when they grow up.  If you, too, are interested in my systematic strategy to implement the #1 investment strategy, the same one pretty much all my guests are doing themselves, then go visit www.infinitywealth.ca/events and register for our next event.

Till next time, just do it because I believe in you.

Erwin

W: erwinszeto.com
FB: https://www.facebook.com/erwin.szeto
IG: https://www.instagram.com/erwinszeto/

Disclaimer:
As a committed advocate for transparent and responsible real estate investment, I want to openly share my involvement with SHARE SFR (Single Family Rental) as an Advisor. I hold an equity position in this company and receive a referral commission for clients I introduce to their services. My endorsement of their business model – focusing on direct ownership of positive cash flow income properties – is consistent with my own personal investing since 2005, is based not only on a professional assessment but also on my personal experience and belief in their approach. Please note that while I stand behind my recommendations, it is crucial for each individual to conduct their own due diligence and consider their unique circumstances before making any investment decisions. As always, my priority is to provide you with honest, insightful, and practical real estate investment education.