Real Estate

  • | | | |

    Time vs. Timing: Why Trying to Outsmart the Market Usually Backfires

    ByTeam Breaking Bank

    Let’s be real. You’ve probably told yourself some version of this: “The market feels risky right now. I’ll wait until things settle.” “Rates are too high. I’ll jump in when they drop.” “Prices are up. I missed the window—maybe next year.” The problem? That window you’re waiting for—where everything is calm, cheap, and certain—doesn’t exist. It’s a mirage. And the longer you chase it, the further behind you fall. In investing, hesitation is often more dangerous than volatility. The Illusion of Perfect Timing Market timing sounds great in theory: buy low, sell high, make bank. But in real life? It rarely plays out that clean. Even the pros—with armies of analysts and AI tools—miss the mark. So what chance does the average investor have while scrolling headlines and watching rate announcements? Let’s put numbers on it. A Fidelity study showed that missing just the 10 best days in the market over 20 years can cut your returns in half. And those “best days”? They usually happen when things feel the worst—right after crashes, corrections, or full-blown panic. That’s the trap. Most people get scared, pull out, and miss the rebound. They think they’re avoiding risk, but what they’re really doing is locking in loss. Why Time in the Market Wins There’s a better way—and it doesn’t require a crystal ball. It just requires consistency. It’s called Dollar-Cost Averaging (DCA), and it’s as unsexy as it is effective. Here’s how it works: You invest a set amount of money on a regular schedule (weekly, bi-weekly, monthly). You buy more when prices are low, less when they’re high. Over time, this averages out your cost per unit and reduces the impact of short-term volatility. More importantly, it removes emotion from the process. No more second-guessing. No more reacting to headlines. Just steady, methodical action that compounds quietly in the background. And yes—it works in up markets, down markets, sideways markets. Because you’re not trying to beat the market. You’re just staying in it long enough to win. Behavioral Finance Backs This Up This isn’t just opinion—it’s behavioral science. Study after study shows that people who try to time the market underperform the market. Why? Because emotion hijacks logic. Fear during dips. FOMO during rallies. The brain treats financial loss like physical pain. So we react, even when we shouldn’t. That’s why automation and discipline are your best friends. Remove decision-making from the process, and you remove the biggest threat to your returns: yourself. The Real Cost of Waiting There’s a hidden danger in doing nothing. Every month you delay, your cash sits still while inflation moves forward. Your purchasing power erodes. And the opportunity cost quietly stacks up. Waiting for “the right time” to invest is like waiting for the perfect moment to have a kid, start a business, or buy your first property. It always feels like a big leap. But the longer you put it off, the harder it gets to catch up. Bottom Line You don’t need to guess right. You need to show up consistently. Forget timing the market. That’s a gambler’s game. Instead, play the long game. Pick a date, set your investment schedule, and stick to it—whether the market is booming, busting, or somewhere in between. Because the truth is this: The market rewards participation, not perfection.

  • | | |

    The Cash Damming Redirect: 3 Alternative Options for Maximizing Returns

    ByTeam Breaking Bank

    If you’re using cash damming with your rental property, you already know how powerful the strategy can be. By paying expenses through a HELOC and deducting the interest, you generate a sizeable tax refund each year. Traditionally, that refund gets applied straight to the mortgage on your primary residence, helping you pay it off faster and reduce your overall interest costs. It’s a solid, no-frills move, and makes a lot of sense. But that’s not the only path forward. Depending on your financial priorities, there may be more strategic ways to put that refund to work. Here are three alternative options worth considering. 1. Pay Down Consumer Debt If you’re carrying credit card balances, personal loans, or other high-interest debt, using your refund to eliminate those obligations can offer a stronger short-term return than paying down your mortgage. It also improves your monthly cash flow, giving you more flexibility with your budget or room to invest elsewhere. This move clears the way for you to free up valuable cash flow and tackle your next financial goals. 2. Invest in the Market Once high-interest debt is behind you, your refund can become the fuel for long-term wealth. Rather than leaving that cash idle or reducing low-interest debt, consider reallocating it to market investments that grow over time. Even modest, recurring contributions made consistently each year can meaningfully improve your net worth over a 10 to 20 year horizon. It’s less about making big bets and more about establishing a habit of reinvesting tax savings into productive assets. 3. Fund a Life Insurance Strategy Putting your refund toward a permanent life insurance policy can provide more than just a death benefit. Over time, these policies can accumulate tax-advantaged cash value, which can later be used to supplement retirement income, cover future tax liabilities, or serve as a low-cost borrowing source. It’s a way to convert your annual tax refund into a long-term financial tool that grows quietly in the background, while also protecting your family’s future. The earlier you start, the more efficient and flexible the strategy becomes. Final Thoughts Choosing to redirect your tax refund away from the mortgage isn’t about doing things right or wrong. It’s about making choices that reflect your current financial priorities and long-term goals. At the core of this is the rental cash damming strategy itself. By optimizing your cash flow for maximum tax efficiency, you unlock a source of capital that wouldn’t otherwise exist — a refund that can be used strategically to generate even greater financial gains. Whether it’s paying off debt, investing for the future, or building long-term insurance value, that refund becomes a tool, not just a rebate. There’s no one-size-fits-all answer here. The best approach is the one that aligns with your goals, your cash flow, and the kind of financial life you’re trying to build.

  • | | | |

    Vancouver mayor seeks to unlock development potential of five ‘exceptional’ sites

    ByKenneth Chan

    Mayor Ken Sim is calling on City of Vancouver staff to explore new planning approaches for five strategically located industrial areas that could play a pivotal role in delivering both jobs and housing — particularly near existing and future SkyTrain stations. In a member motion expected to be approved by Vancouver City Council next week, Sim is calling on City staff to process without delay existing and new rezoning applications at what he describes as five “exceptional sites” across the city. Furthermore, City staff will perform a deep dive on the technical and policy implications of the redevelopment potential of each site. One of the biggest hurdles is the designation of these sites as protected industrial lands by Metro Vancouver Regional District. The regional district is generally very cautious with removing industrial land designations, as the region is experiencing a growing industrial land shortage, which is having major economic implications. At the same time, some of the protected industrial lands across the region are no longer suitable for traditional industrial uses for reasons such as site-specific issues, the location adjacent to emerging residential areas, and accessibility to major roads required for truck traffic, as well as the opportunity costs of not optimizing transit-oriented development sites near SkyTrain stations. The five sites identified by Mayor Sim are the former Molson Brewery at the south end of the Burrard Street Bridge, the former industrial sites owned by the municipal government at the southeast corner of the intersection of Main Street and Terminal Avenue next to SkyTrain’s Main Street-Science World Station, the Marine Gateway area next to SkyTrain’s Marine Drive Station, and the Mount Pleasant Industrial Area. Concord Pacific owns the 7.6-acre former Molson Brewery site. Prior to the pandemic, the developer unveiled its “Quantum Park” concept of redeveloping the under-utilized property into towers up to 25 storeys, with 1.8 million sq. ft. of building floor area providing 300,000 sq. ft. of creative industrial, office, and retail/restaurant space and 3,000 homes. The brewery was built at a time when False Creek saw heavy industrial uses. As well, the site’s freight needs were previously served by Canadian Pacific’s Arbutus railway corridor, which has since been dismantled, sold to the City, and converted into its current uses as an active transportation greenway. Moreover, the adjacent built form of the Senakw’s high-density grove of towers up to 58 storeys likely sets some new precedent for what is possible for Concord’s brewery site. Previous 2019 artistic rendering of Quantum Park, the redevelopment of the old Molson Coors brewery in Vancouver, conceived before the Senakw project. (Concord Pacific) Previous 2019 artistic rendering of Quantum Park, the redevelopment of the old Molson Coors brewery in Vancouver, conceived before the Senakw project. (Concord Pacific) Previous 2019 artistic rendering of Quantum Park, the redevelopment of the old Molson Coors brewery in Vancouver. (Concord Pacific) PCI Developments has also been looking to build a second phase of Marine Gateway on a five-acre site, replacing car dealerships immediately south of the 2015-completed first phase. Marine Gateway’s second phase would feature more high-rise towers — providing significant secured rental housing and affordable home ownership units on top of substantial creative/light industrial uses and some additional retail/restaurant space. The City of Vancouver also has a major works yard immediately east of this site. Previous 2021 artistic rendering of Marine Gateway Phase 2 at 8530 Cambie St., Vancouver. (Perkins&Will/PCI Developments) Previous 2021 artistic rendering of Marine Gateway Phase 2 at 8530 Cambie St., Vancouver. (Perkins&Will/PCI Developments) The Mount Pleasant Industrial Area is the largest of the five sites, spanning the general area framed by Cambie Street to the west, 2nd Avenue to the north, Main Street to the east, and Broadway to the south. Within the City’s Broadway Plan area, Sim states this is a centrally-located employment district with sites within the provincial government’s legislated Transit-Oriented Areas, specifically around SkyTrain’s Broadway-City Hall and Olympic Village stations and the future Mount Pleasant Station. He suggests there is a need for “modernized policy guidance” to “support innovative tech clusters, light industry, and creative economy uses while carefully considering residential uses.” Currently, existing policies allow for a broader range of uses only along the perimeter of the Mount Pleasant Industrial Area. This has enabled high-density, mixed-use residential and office developments along the west side of Main Street, including projects such as the Main Alley tech campus and the City Centre Motel redevelopment. Sim’s motion suggests he wants to go even further than the current allowances. Mount Pleasant Industrial Area. (City of Vancouver/Google Maps) October 2022 artistic rendering of Prototype/M5 at 2015 Main St., Vancouver. (Henriquez Partners Architects/Westbank) Artistic rendering of the City Centre Motel redevelopment at 2111 Main St., Vancouver. (Musson Cattell Mackey Partnership/Nicola Wealth Real Estate) The fourth site at the southeast corner of Main Street and Terminal Avenue has been planned as an “Innovative Hub” under the City’s False Creek Flats Plan. A mix of innovation economy uses are envisioned, including laboratories, research and development, creative/light industrial, tech offices, arts and cultural facilities, local food economy spaces, some residential uses, and the active ground-level uses of retail and restaurants. Recently, the City conducted a procurement process seeking a contractor to conduct a detailed technical feasibility study identifying redevelopment options for this 11.5-acre City-owned property next to Main Street-Science World Station. The fifth exceptional site identified by Sim is the 11-acre Railtown district spanning about six city blocks

  • | | | | | | | | | | | |

    Metro Vancouver rents remain depressingly high despite B.C. price drop

    ByDaniel Chai

    British Columbia is tied for the largest annual decline in apartment rents in all of Canada, but Metro Vancouver renters may not be seeing the savings when it’s time to pay. According to the latest Rentals.ca and Urbanation report, which looks at numbers from June 2025, the country’s average asking rent for all residential properties declined 2.7 per cent year-over-year. It was the ninth consecutive month of annual rent drops. B.C. and Alberta experienced the biggest annual decline in apartment rents at 3.1 per cent. However, four of the top five most expensive cities to rent in the top Canadian markets list remain in the Metro Vancouver area. Alen Szylowiec/Shutterstock “Asking rents for purpose-built and condo rental apartments declined the most over the past year in B.C. and Alberta, each decreasing by 3.1 per cent, to an average of $2,472 and $1,741, respectively,” said Rentals.ca in its report. “Ontario and B.C. were the only provinces to record a two-year decrease in apartment rents, declining 3.6 per cent and 3.1 per cent, respectively.” According to Rentals.ca, North Vancouver is the most expensive municipality in Canada to rent for the fourth consecutive month, with the average asking rent for a one-bedroom rental reaching $2,602 per month and a two-bedroom rental coming in at $3,567 per month. Vancouver, Coquitlam, Burnaby, and Toronto round out the other five most expensive places to rent in the country. Rentals.ca The report also shows that among Canada’s six largest cities, Vancouver experienced the second-largest annual decline in apartment rents in June, dropping seven per cent. However, the asking rent for a one-bedroom is $2,529 per month, and for a two-bedroom, it is $3,388 per month. “Despite the dip in rents during the past year, average asking rents in Canada remained 4.1 per cent higher than the level from two years earlier ($2,042) and 11.9 per cent higher than the level from three years earlier ($1,899),” added Rentals.ca Volodymyr Kyrylyuk/Shutterstock Several other B.C. cities also cracked the 50 priciest Canadian markets to rent, including New Westminster at number 17, Victoria at number 19, Langley at number 21, Surrey at number 26, and Nanaimo at number 31. Average asking rents in Canada remain 5.7 per cent higher than two years ago and 12.6 per cent higher than three years ago. Are you a renter who’s seeing a drop in the asking rent price? Are you experiencing challenges finding a rental within your budget? Let us know in the comments or get in touch at [email protected] .

  • | | |

    PreSale Pitfalls: What to Know Before Buying a Condo OffPlan

    ByTeam Breaking Bank

    Buying a condo before it’s built—often called buying “off-plan” or “pre-sale”—can seem like a smart move. Early access, lower prices, and VIP incentives are all part of the allure. But for many buyers, what starts as an exciting opportunity ends in costly frustration. Before you sign on the dotted line, here’s what you need to know. 1. Construction Delays Are the Rule—Not the Exception That “anticipated completion date” on the brochure? Treat it as a guess, not a guarantee. Developers often face delays due to labor shortages, permitting issues, supply chain bottlenecks, or weather disruptions. Contracts usually allow for extensions, sometimes for years. If your life plans hinge on that closing date—renting out your home, relocating, or locking in financing—you could be in trouble. Protect yourself by negotiating a firm outside completion date and understanding your rights if the project is delayed beyond that window. 2. Financing Isn’t Guaranteed You won’t get a mortgage today for a home that doesn’t exist yet. Most lenders issue final approvals within 90–120 days of completion, not years in advance. Between now and then, your financial situation, credit score, or interest rates could change—affecting your ability to qualify. In a declining market, even the appraised value could come in lower than your contract price, leaving you short on funding. Smart buyers stress-test their finances, secure long rate holds if possible, and build in a financing condition if the developer allows it. 3. Your Deposit May Be at Risk Pre-construction deposits are typically 5%–20% of the purchase price and can be tied up for years. If your financing falls through or you can’t close, you could lose that money. Even worse, if the developer cancels the project, you might face delays getting your deposit back—or lose interest income on those funds. Always ensure your deposit is held in trust or protected by deposit insurance. And be crystal clear on the terms under which it’s refundable. 4. The Market May Shift Beneath You Pre-sales lock you into today’s pricing. But the real estate market—and your personal finances—can change dramatically before you ever take possession. If prices fall or interest rates spike, you may regret locking in that number. Worse, if you planned to flip the unit, shrinking demand or oversupply could derail your exit strategy. This isn’t a problem if you’re buying to live. But if you’re banking on appreciation, understand the gamble you’re taking. 5. Not All Developers Are Created Equal A glossy presentation doesn’t guarantee execution. Some developers have a history of late completions, poor workmanship, or walking away from projects entirely. If your builder cuts corners or fails to deliver on what was promised, your options may be limited—and expensive. Research their track record. Visit past projects. Ask about their warranty coverage. And avoid builders without a long, successful completion history. 6. What You See Isn’t Always What You Get Floorplans can change. Windows get smaller. Ceilings get lower. The high-end appliances in the showroom suite might be swapped for cheaper models by move-in. Unless your contract includes specific specs, you could end up with something very different than what you thought you bought. Push for detailed finish schedules and insist on the right to inspect your unit before final closing. 7. The Contract Isn’t on Your Side Pre-sale agreements are written by the developer’s legal team—and they’re not there to protect you. These contracts often include “sunset clauses” that allow the builder to cancel the deal if construction isn’t completed by a certain date, without penalty. Other clauses allow design changes, material substitutions, and possession delays. Hire an experienced real estate lawyer to review every word. It’s not just about what’s in the contract—it’s about what’s missing. Final Thoughts Buying a pre-sale condo isn’t wrong—it’s just risky. If you understand those risks and structure the deal carefully, it can still be a smart move. But go in eyes open. Don’t let the showroom dazzle distract you from the fine print. The more you prepare, the better your chances of turning that empty blueprint into a solid financial win.

  • | | | | | | |

    Who Are the First-Time Home Buyers?

    BySharon Jung

    Buying Through the Uncertainty Among the first-time home buyers, 67% felt uncertain or had concerns during their home-buying journeys. Their concerns ranged from living with high monthly carrying costs to interest rate increases, as 63% are already overpaying for a home worried about their future finances and mortgage payments. This fear may explain why more than half of these first-time buyers opted for co-ownership: purchasing a home with their parents, siblings, or even their friends instead of their partner or spouse. Most FTHBs believe that they have received the best mortgage for their needs. 56% chose a fixed mortgage, leading to 72% saying they are comfortable with their mortgage debt. 79% believe that homeownership is a good long-term financial investment, and 71% are confident that the value of their home will appreciate in the next year. Gifts and Incentives: A good 41% of FTHBs have received monetary gifts or inheritance towards their down payments, averaging $74,570; however, 80% of those who received a gift stated that they would have proceeded to purchase a home even without one. This means that purchasing a home would have still been within their means, whereas only 65% have paid the maximum of their budget. Other incentives that have helped first-time buyers include utilizing savings from a tax-free home savings account (FHSA) and savings outside of a registered retirement savings plan (RRSP). A Home Buyer’s Plan (HBP) is an FTHB program that enables a withdrawal of up to $60,000 from an RRSP to purchase a home, requiring repayment of that amount over 15 years. The federal government has also recently released a new GST relief program for FTHBs to receive a full GST rebate on new homes valued at up to $1 million and a phased reduction between $1 million and $1.5 million, which means FTHBs can save up to $50,000 on taxes. Unexpected Costs: Even though a majority of first-time home buyers discussed potential unexpected homebuyer costs with their mortgage professional before purchasing, 44% still incurred these unexpected costs. From lawyer or notary fees to home inspection and immediate repairs, these costs may have been anticipated and factored into the budget if they had known what to expect. 56% of FTHBs utilize social media, including YouTube, Facebook, and Instagram, to receive information regarding mortgage options. This is where it is crucial to do your homework to research and fact-check the information you are receiving! Much of the news and circulating information can be stretched, misrepresented, or not offer the whole truth.

  • | | | | | | | | | | | | | | | | | |

    Snowbirds Leave the U.S.: Where Will They Fly to Now?

    BySharon Jung

    Canadians account for the largest group of international tourists in the United States, and 40% of all foreign visitors to Florida alone. In 2024, they spent an estimated $20.5 billion USD stateside, which is why, according to the U.S. Travel Association, even a 10% drop in Canadian visitors could result in a loss of $2.1 billion in spending and 14,000 jobs. But the annual spending and visitation are rapidly changing, and it’s no longer just about boycotting American products or avoiding U.S. politics. The deepening rift between Canada and the United States—driven by policy shifts, travel restrictions, and economic uncertainty—has many snowbirds rethinking their winter plans. Increasingly, they’re packing up, selling off their U.S. real estate, and looking to invest further south for their seasonal migrations. What Is a Snowbird? Commonly associated with Canadians, “snowbirds” are retirees over the age of 65 who spend many months (approximately up to 6 months) out of the year in warmer climates, typically during the harsh winter months. They may rent or, more often, own a property, such as a vacation home, to stay in. Why Are Snowbirds Leaving the U.S.? For decades, Canadian snowbirds have flocked to the United States to escape the winter months and have become the largest group of foreign investors in U.S. real estate. Approximately 1 million Canadians are reported to own vacation properties in the country, with the most in Florida (27%), California (11%), and Arizona (11%). Other popular states include Texas, Hawaii, Louisiana, South Carolina, and New Mexico, reflecting the widespread appeal of warm-weather destinations. The Canadian Snowbird Visa Act was initially proposed in June 2019, allowing snowbirds over the age of 50 to extend their visitation from 182 days (nearly 6 months) to 240 days (8 months) per year. However, this bipartisan bill has yet to be passed by the American Congress. Meanwhile, Canadians and foreign visitors to the United States had to wait for the proposed Trump administration’s travel policy, which was officially enacted on April 11, 2025. While Canadian nonimmigrants may be exempted from registering their fingerprints at the border, they must still report to the United States Citizenship and Immigration Services (USCIS) if their intended visit is over 30 days, under this new policy. The antagonism around the visa policy, combined with increasing scrutiny and bureaucratic hurdles, has made long-term planning uncertain for many retirees. Beyond visa hurdles, the Canada-U.S. tax treaty that helped avoid double taxation for many snowbirds may not be enough incentive for them to invest, as the ongoing tariff war raises questions about the long-term viability of U.S. real estate. The political climate has even worsened with controversial rhetoric, including suggestions of America annexing Canada, which has offended many Canadians and further chilled cross-border sentiment. Unsurprisingly, more and more snowbirds are opting to sell their American properties to fly back home or invest elsewhere. This trend is now visibly disrupting real estate markets in snowbird-heavy regions like Florida and Arizona, which are experiencing a sharp increase in home listings from Canadian owners. Where Will Snowbirds Venture Next?

  • | | | | | | | | | | | | | |

    What Every First-Time Home Buyer Should Know

    BySharon Jung

    The Recipe You Need to Succeed Attend our seminar where we’ll give you real answers, home-buying strategies, and a recipe for success proven by our clients. We will provide you with a step-by-step guide with everything you need to know when it comes to buying your first home. Even if you are not a first-time buyer, all buyers are welcome! Our First-Time Home Buyer Seminar will offer you the perfect roadmap for your buying journey, where you can expect: In-depth insight into market trends A comprehensive understanding of the buying process, including where to start Clarity on what you can afford and how to prepare your finances At the end of the seminar, you will also connect one-on-one with our award-winning agents. With your dedicated guide, you can ask all your questions and receive valuable tips that reflect your unique circumstances. Whether you are looking to buy a pre-construction or a resale property, our GTA-Homes agents are prepared to walk with you while connecting you with other reliable real estate professionals you will need to have on your team. Decision to Rent or Buy Although buying a home may seem out of reach, most renters don’t realize how much money they’re actually spending each year on someone else’s mortgage and profit. Owning a home almost always comes out ahead because your monthly rental payments could have been helping you build equity in your own home instead! It also helps to factor in tax benefits, property appreciation, and other incentives when you buy. Let’s compare the numbers to give you a clear picture. If you are currently renting at $2,500 per month, plus about $130 in utilities, you’re paying $2,630 monthly or $31,560 a year. This money will only cover your cost of living and won’t do much else for you. It primarily goes toward paying off your landlord’s mortgage. Now let’s look at the monthly carrying costs of owning your own home. Let’s say you purchased a $500,000 home with a 20% down payment to avoid additional mortgage insurance fees and took on a fixed 30-year mortgage at 4% interest. Your monthly payments will need to include your mortgage payments, property taxes (1% of the property’s value annually), home insurance, and utilities.

  • | | | | | | | | | | | | | | | |

    The Truth About Real Estate in the News

    ByRose Ho

    Myth #2: Put Less Than 20% Down So Banks Will Give You Better Rates Some mortgage brokers and lenders have perpetrated an enormous lie. They have suggested that if buyers purposefully use a smaller-than-average down payment and pay for CMHC mortgage insurance (which is mandatory for down payments under 20%), banks will perceive these loans as “safer” and offer these buyers a much lower interest rate on larger loan-to-value ratios. This is wrong. Banks are not solely looking at down payment sizes to determine the lending rate they will offer you. They look at your income, credit history, and debt-to-income ratio, getting a comprehensive view of your financial status and ability to repay your loan over time. Any “risk” they face of you being unable to pay your loan is offset by the home value itself, not by CMHC insurance. If you don’t pay your mortgage, they have the right to sell your property under a power of sale and recoup their losses. In this way, the bank is always protected from default risk. If you do not need to pay for CMHC insurance, avoid it because it will add to your monthly costs and provide no additional benefit to you. You can do the math: if you were to put less than 20% down, you would have to pay CMCH insurance, which ranges from 0.60% to 4.5% plus tax, which adds thousands of dollars to your housing costs. The only reason someone would push you to put less than 20% down when you have the funds to put 20% down is that they are getting some sort of benefit from it, not you. Mortgage brokers are paid based on the loan size you sign up for, so if you request a 90% loan instead of an 80% loan on a $500,000 property, they will get paid more. The lender, too, will gain more over time as you pay them more interest on your larger loan. Despite this misinformation controversy, the CMHC does offer a great program to help buyers who have less than a 20% down payment break into the market earlier. However, you should use it with a full understanding of the long-term costs. Ultimately, if you have more money to put down, you should definitely do it instead of paying extra fees like CMHC insurance. However, there is one important exception to note. You can get lower rates for investing in multifamily homes (with 5 units or more) that are insured by the CMHC. Typically, for buildings with more than 5 units, you would need a commercial mortgage and a larger down payment, like 25% down, but the CMHC offers preferred rates for eligible multifamily home projects. One specific program, the CMHC MLI Select Program, allows you to receive a lower interest rate than regular residential and commercial rates with less money down while still giving you the power of leverage. This program is available to help build the type of multifamily housing Canada needs the most: affordable rentals, student housing, and retirement housing. The CMHC MLI Select Program allows you to invest in multifamily buildings with only 5% down and offers extended amortizations for up to 50 years and reduced interest rates.