I have followed your posts for several years now and you have done very well out east, a market I know little about. It does seem that your market is valued lowered, however stable in that values and rents do not fluctuate as wildly as they do out on the prairies. What you are doing has worked...

What the spread analysis ignores are the realities of how wildly your NOI can fluctuate. For example chances are if you owned a building in Alberta purchased in 2014, and had to renew in 2019 you faced the very real possibility of not only having no equity, but possibly even having to pay the...

So true except if you bought at the wrong times or locations, Like 2007, and up to 2014 on the prairies, in which case it could 10 years or more before you recover your money, but you will if your patient enough. This certainly seems true in BC where nothing seems to shake this market whatsoever.

In theory this sounds ideal, however with such high leverage the numbers can quickly work against you. If you have been on the prairies in the past 5 years you know exactly to what I am referring. Chances are your mortgage there is up for renewal and you have a lower rent roll than you did 5...

This has been in the news a lot. I have come to acquire a townhouse in BC and am hearing horror stories of strata fee hikes of 100% in some cases due to skyrocketing insurance premiums. Strata fees are about $250, and the insurance comes up in August, hence thinking of dumping it before then...

Sounds like a nightmare. Have you reached out to a couple of insurance brokers and explain the situation? It seems unlikely that you would be un-insurable.

There seems to be some confusion about the meaning of 'garage' suite. One gent I am mentoring has just bought one, it is in Edmonton north east, triple car garage and the suite above the garage vs. a basement suited home. I think this is a fantastic investment for the price, much better than a...

I agree start with a single family unit close to where you live. It won't make you rich but with the right amount of research you will do well holding such a property, and move up from there. The common mistake for newcomers is to go after something perceived as 'exciting' or 'glamorous' like...

Your target city should be very close to where you live if your just starting out unless you live in an extremely depressed location.

Please bear in mind this is a common question and most of the time the wrong answer is given. The right answer is to find someone who you feel is right for you, also owns investment property's, and can help you achieve your goals. When I see the same name come up, that realtor usually works...

Call Shari Turner, I've used her on multiple transactions.

I lost a large deal to Mainstreet so I know exactly what you mean. Good post and lots of insight here. Office is also high risk in my category. Industrial or retail with a strong tenant covenant is a much better bet and is what we are searching for in Kelowna at the moment but the market is...

Let me clarify. 'In my opinion' Calgary and Edmonton will outperform smaller centers long term. By smaller centers I mean communities of 10,000 people or less, which is really the only place you will find high cash flow, and low liquidity projects. Secondary markets like Red Deer, Leduc...

Long term I am bullish, but I simply meant that selling now at a break even point or a loss doesn't make sense. If one has owned an asset for a long time, and has a good equity position then by all means taking profits could makes sense, but I'm willing to bet the market will be much stronger in...

Great share. Yes it makes more sense to buy levered REITs these days than it does to buy sub 5 cap crappy commercial assets.

This is a momentary blip of a worst case scenario timing wise. I can look at the same 4 years (2003 to 2007) and say wow, I'm a genius! Go short and you'll either lose, win, or break even. Stretch this to any 20 year investment time-frame and it's a win, and chances are Calgary or Edmonton will...

Sure you could potentially find something 10%+ CAP and 1.5+ DCR in smaller centers, but there is inherent risk to that as well, namely: - liquidity - plan for a long time to sell as there are fewer buyers. - who will manage in these remote locations? - what happens if the local economy tanks...

Well if it were that easy everyone would do it! Is 12% cash on cash return achievable with real estate in Edmonton/Calgary? If you consider hypothetical options with 200K, like a 1M levered 80% property, or a 500K property that is 60% levered, both will have very little if not $0 spendable...

Stealing a line from TB, retirement planning is mostly about the retirement of the planner in the form of fees.

One other point I will add is the actual and projected numbers that show up on the proforma. This was standard practice in the boom years as people would buy based on the future price in the rising market. Today the projected is based on 2014 rents, that could possibly not return until 2025 or...