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This is a new format, so we are going thru the learning stages of how to best make this work this work. The mandate for this is just that I kept hearing that Volition clients and Meetup attendees just wanted more opportunities to grow, to network, to learn from each other, to get their questions answered, and to share experiences both good & bad. So… it’s really informal right now. For now, I’m just going to run this as an AMA – Ask Me Anything. You can ask your questions, and either I can try to answer them or I can call upon others on the Webchat to share their experiences. Cool? No holds barred! Every question is fair game!

You can access the web chat video here 

Volition is starting a FREE Monthly Online “REI Coffeehouse” Web Chat! Based on feedback from our clients and investors, you want MORE! More networking, more Q&A time, more learning, more community, more like-minded people, more engagement… And that a Meetup once a month wasn’t enough! Volition’s mandate has always been to remove obstacles and roadblocks… and now the REI Coffeehouse will solve this problem!

Why did we call this a “Coffeehouse Chat”? Because the format is simple. No format. No presentation. No script. Just an informal 1hr online web conference chat that you can log into from your computer… not too much different than if you were meeting a friend for a coffee at a nearby coffee shop. Just real people with real problems, and maybe the occasional guest speaker. Send in your questions beforehand, and then we’ll chat about them and answer your questions with everyone else on the line… others may even jump in with their own input or experiences. Even if you don’t have a specific question, join the web chat anyway because you can join from your computer!! (and it’s FREE!!)

The REI Coffeehouse will be using Zoom.us, so have your laptop’s webcam and microphone on to join the web chat. And we’ll be screen recording it and posting each REI Coffeehouse Chat on our website, along with our Monthly Meetup content.

We will be scheduling our REI Coffeehouse Chats thru Meetup.com (www.meetup.com/Volition), so make sure you go there and sign up to get notified of the next one!

What do you think? Will you be logging on and joining us to talk about all-things-real-estate??

(1. Also, if you have any suggestions on the format, content, etc., let me know by posting it below!)
(2. If you have a suggestion on the SPECIFIC TIME other than the planned 12pm-1pm, also let us know by posting it below!)

Have you always wondered how the world of executive rentals work? How are some investors able to get $3000, $4000 sometimes upwards of $5000 in rents on their condos? Join us to hear Rick Aubry speak! Rick is the Managing Partner at Premiere Suites and will be teaching us all about the world of executive rentals!

For most unsophisticated consumer-level investors, cashflow negative between $200-$400 is a reality when buying a regular investment condo. As sophisticated investors, this isn’t good enough for us. We are supposed to be sophisticated, so let’s act like it!! By thinking creatively and strategically, we can potentially offset or circumvent this negative cashflow. Executive rentals may be the solution: it may be the rental strategy that we employ in order to support your acquisition strategy, allowing you to continue to invest.

More importantly, learn how this can potentially creates a new opportunity for making condos work again… opening the door to investing in Toronto with lower amounts of investable capital. While we still believe in triplexes in downtown Toronto, not everyone has $300-750k of capital available to be able to buy/create a luxurious cashflowing triplex. But perhaps you have $150-200k of capital available? Wouldn’t it be great to also be able to cashflow positive with lower amounts of capital… WITHOUT having to go outside Toronto to the smaller, more risky towns just because it is “cheaper”? While at the same time, rest assured knowing that your property is being occupied by an corporate executive level individual who treat the property like their own?

 

You can access the Meetup slides and the Meetup video here 

 

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Volition Properties

Volition Properties is an award-winning Toronto boutique real estate investment firm that provides advisory and turnkey real estate investment services. Its mandate is to help real estate investors sustainably invest to build wealth in the Toronto real estate market by investing in low-risk, freehold, cash-flowing income properties over longer-term real estate cycles.

[Volition (vō-ˈli-shən): The power to make your own choices or decisions; free will. Living life by design, not by default.]

Contact us today for any questions about investing in real estate in Toronto! ming@volitionprop.com

 

 

Volition is starting a FREE Monthly Online “REI Coffeehouse” Web Chat! Based on feedback from our clients and investors, you want MORE! More networking, more Q&A time, more learning, more community, more like-minded people, more engagement… And that a Meetup once a month wasn’t enough! Volition’s mandate has always been to remove obstacles and roadblocks… and now the REI Coffeehouse will solve this problem!

Why did we call this a “Coffeehouse Chat”? Because the format is simple. No format. No presentation. No script. Just an informal 1hr online web conference chat that you can log into from your computer during your workday lunch hour (12pm-1pm)… not too much different than if you were meeting a friend for a coffee at a nearby coffee shop. Just real people with real problems, and maybe the occasional guest speaker. Send in your questions beforehand, and then we’ll chat about them and answer your questions with everyone else on the line… others may even jump in with their own input or experiences. Even if you don’t have a specific question, join the web chat anyway because you can join from your computer!! (and it’s FREE!!)

The REI Coffeehouse will be using Zoom.us, so have your laptop’s webcam and microphone on to join the web chat. And we’ll be screen recording it and posting each REI Coffeehouse Chat on our website, along with our Monthly Meetup content.

We will be scheduling our REI Coffeehouse Chats thru Meetup.com (www.meetup.com/Volition), so make sure you go there and sign up to get notified of the next one!

What do you think? Will you be logging on and joining us to talk about all-things-real-estate??

(1. Also, if you have any suggestions on the format, content, etc., let me know by posting it below!)
(2. If you have a suggestion on the SPECIFIC TIME other than the planned 12pm-1pm, also let us know by posting it below!)

 

Topics that we discussed:

  • Any new mtg products for investors?
  • I’m just hear to hear about the issues some people are having. Thanks for having me!
  • How to structure the legal entities on both sides of the border when investing in US market?
  • I there any hacks to save capital gain like 1031 exchange in Canada?
  • what markets are you looking at for student rentals
  • Hi Matt, what are your thoughts on commercial real estate? Do you own any commercial real estate? If yes, what factors/variables do you consider before buying? Thanks.
  • Do all the property analysis calculators and percentage rules mainly available through US based websites are also applicable to Canadian property market? Any exception or additions to rules what one should remember for Ontarios expensive market?
  • Where can I see GTA deals for practicing property analysis if I have not yet approached a realtor.
  • How can one become a part of some syndicate deal and is it even something a newbie should get into? Can you give some examples of how it works.
  • If I am trying to invest in SF homes in Ontario, how can I safely invest and have 10 mortgages under individual name without legal issues. How can I protect myself from any liability in cases of accident or mishap at the property  either due to the renters fault or no fault.

You can access the web chat video here 

The very first book I read that started me on the path to become a real estate investor, was Rich Dad, Poor Dad. In that book, Robert Kiyosaki uses an analogy on how wealth is built.

Think about wealth as water and your finances are a bucket holding that water. Most people have one tap filling that bucket – their job. But they’ve got lots of holes in that bucket – bills, car payments, their mortgage, and **TAXES**. To build wealth, you’ve got to turn on as many taps as possible and close as many holes in your bucket as possible.

Improper tax planning can be one of the largest drains on your real estate investments, so join us on March 20th and lean how to pay less tax! We’ll be covering topics like:

Corporations – When should I incorporate? Should I buy in a corporation? Taxes on corporations? Active vs passive income? Business corps – using profits to invest?
Estate Planning – How do I pass my assets down to the next generation?
Taxation Best Practices – What is building depreciation and why is it important? What is eligible for interest deductibility? How do I deduct the interest of my HELOC?

It’s essential to understand these things even if you only have one property. If you’ve already accumulated a few properties, it’s even more important to correct any mistakes you’ve made. Bad planning can completely kill some investment business cases, home flipping for example, so come learn how to do things right with one of the best in the industry!

Peter is a Real Estate Investment focused accountant and well known in the investment world. He regularly presents in front of hundreds of people at REIN meetings and is making the trip from Kitchener to speak to our group. His accounting firm provides strategic accounting and taxation services to grow your business and and protect your real estate investments. His partner George Dube literally wrote the book “Tax, Accounting, and Legal Strategies for the Canadian Real Estate Investor”.

Their services include:
> Assurance Services
> Business Advisory
> Real Estate Tax Planning and Structure
> Retirement & Estate Planning
> Tax Consulting
> Business Tax Compliance
> Personal Tax
> US and International Tax Services

To ensure that we are covering topics that are relevant to YOU, email your questions or scenarios to ming@volitionprop.com and we will “incorporate” them into the presentation… 😉

 

You can access the Meetup slides and the Meetup video here 


Volition Properties

Volition Properties is an award-winning Toronto boutique real estate investment firm that provides advisory and turnkey real estate investment services. Its mandate is to help real estate investors sustainably invest to build wealth in the Toronto real estate market by investing in low-risk, freehold, cash-flowing income properties over longer-term real estate cycles.

[Volition (vō-ˈli-shən): The power to make your own choices or decisions; free will. Living life by design, not by default.]

Contact us today for any questions about investing in real estate in Toronto! ming@volitionprop.com

34 joined our first ever REI Coffeehouse Webchat!!  About 20 stayed for the entire time, and 11 stuck around at the end to fill out a poll.  Pretty positive response… Most people rated it between 8-10 (out of 10)!!  And 10 out of 11 people said that they would join again.  I myself thought it was kinda boring, but maybe that was because I was staring into a blank sea of black screens (most people kept their webcams off) and so it kinda felt like I was talking to myself!!

Topics covered:

  • AirBnb (and possible tax implications)
  • Executive Fully-Furnished rentals
  • Condo Assignments
  • HELOCs
  • “Flipping to yourself” as a strategy
  • Including/excluding utilities in rents
  • Property Management

 

 

You can access the web chat video here 

 

 

This is an ADVANCED-LEVEL MORTGAGE PLANNING session. This doesn’t mean you have to be at an advanced-level and/or expert in order for this to be applicable to you, this just means that the LEVEL OF SOPHISTICATION that we will be bringing is top-notch.

Financing is the SINGLE BIGGEST CHALLENGE facing real estate investors. There are only two types of real estate investors out there: ones who HAVE run out of money, and those who WILL run out of money. It’s no wonder when we polled our members, a session on mortgage planning was their #1 pick.

We strive to solve problems, so we’re bringing in a titan in the industry, David Goncalves to analyze your financing in REAL TIME. David Goncalves (award-winning Mortgage Broker who specializes in real estate investors) has funded over $1.5 BILLION in mortgages. David is MASTER at finding untapped opportunities within your real estate portfolio. Imagine being able to capitalize on higher returns and reach financial freedom even faster thru restructuring your real estate portfolio and mortgage portfolio?! David can make this a reality for you. David usually packs full auditoriums of people when he speaks at events across the country, so COME AND TAKE ADVANTAGE OF THIS INCREDIBLE OPPORTUNITY!!

FOR THREE LUCKY PEOPLE, DAVID WILL ANALYZE THEIR SCENARIOS – BUT THERE IS ONLY ONE WAY TO SIGN UP!

GIVE US YOUR PROBLEMS!! If you’re a first time buyer, we want you; if you have a bunch of properties, we want you too; heck if you’ve got multiple corporations, self-employed, have to consider estate planning, give us your toughest scenario, we want you too!

This won’t be one of those sessions where there are a bunch of “ifs” “maybes” “I need to see documents”, FOR THOSE WHO VOLUNTEER AHEAD OF THE SESSION, we will ensure that we get all the right documentation and numbers ahead of time, so that you’re essentially getting a custom planning session from David! THIS IS A FIRST COME, FIRST SERVE BASIS, so please reach out ASAP!

You can access the Meetup slides and the Meetup video here 

—————————–

Volition Properties
www.volitionprop.com

Volition Properties is an award-winning Toronto boutique real estate investment firm that provides advisory and turnkey real estate investment services. Its mandate is to help real estate investors sustainably invest to build wealth in the Toronto real estate market by investing in low-risk, freehold, cash-flowing income properties over longer-term real estate cycles.

[Volition (vō-ˈli-shən): The power to make your own choices or decisions; free will. Living life by design, not by default.]

Contact us today for any questions about investing in real estate in Toronto! ming@volitionprop.com

Volition is starting a FREE Monthly Online “REI Coffeehouse” Web Chat!  Based on feedback from our clients and investors, you want MORE!  More networking, more Q&A time, more learning, more community, more like-minded people, more engagement… And that a Meetup once a month wasn’t enough!  Volition’s mandate has always been to remove obstacles and roadblocks… and now the REI Coffeehouse will solve this problem!

Why did we call this a “Coffeehouse Chat”?  Because the format is simple.  No format.  No presentation.  No script.  Just an informal 1hr online web conference chat that you can log into from your computer during your workday lunch hour (12pm-1pm)… not too much different than if you were meeting a friend for a coffee at a nearby coffee shop.  Just real people with real problems, and maybe the occasional guest speaker.  Send in your questions beforehand, and then we’ll chat about them and answer your questions with everyone else on the line… others may even jump in with their own input or experiences.  Even if you don’t have a specific question, join the web chat anyway because you can join from your computer!! (and it’s FREE!!)

The REI Coffeehouse will be using Zoom.us, so have your laptop’s webcam and microphone on to join the web chat.  And we’ll be screen recording it and posting each REI Coffeehouse Chat on our website, along with our Monthly Meetup content.

We will be scheduling our REI Coffeehouse Chats thru Meetup.com (www.meetup.com/Volition), so make sure you go there and sign up to get notified of the next one!

What do you think? Will you be logging on and joining us to talk about all-things-real-estate??

(1. Also, if you have any suggestions on the format, content, etc., let me know by posting it below!)
(2. If you have a suggestion on the SPECIFIC TIME other than the planned 12pm-1pm, also let us know by posting it below!)

 

 

EXECUTIVE SUMMARY: WHY SQ2 & WHY THIS PARTICULAR CONDO UNIT ASSIGNMENT?

  • Actual Unit Available.  The Volition team has an ACTUAL condo unit currently available for assignment, not just phantom inventory that “theoretically” may become available if an owner decides to assign it (like other agents/websites).
  • Highly In-Demand Location. Steps to King West, Queen West, Theatre District, Kensington Market; one of the hippest, most desirable areas of the city.  This neighbourhood is popular with Millennials because of work/live/play.
  • Low-Risk Profile.  This is a risk-mitigated investment due to the in-progress gentrification cycle of Alexandra Park (following the successful mixed-income model being carried out in Regent Park) and proximity to where the tenants’ jobs are located (i.e. downtown core, financial district, etc.)
  • High Walk Score.  Walk Score 100/100 “Walker’s Paradise”, Transit Score 100/100 “Rider’s Paradise”, Bike Score 75/100 “Very Bikeable”.  All important considerations to Millennials.
  • Best Tenant Profile.  Professional millennial, university educated, 2-5 years out of university, salary $60-80k/year, works in downtown core.  This tenant profile will be easy to manage and always pays their rent.
  • Cashflow.  Target rent is $2500, which is projected to be cashflow neutral.  As a point of comparison, normal resale condos in this area would easily be cashflow negative by $200-400
  • Discount Pricing.  Roughly $950/sqft, while other resale condos in the area are $1000/sqft+, and other preconstruction condos in the area are $1200sqft+
  • Reputable Builder.  Tridel.  Nothing more needs to be said.  Tridel has been building homes for over 8 decades. With over 80,000 homes built in Toronto, it’s safe to say with Tridel comes a high-level of quality and a high standard.

 

VIP Investment Calculator

 

With the success of the SQ Towers at Alexandra Park, trusted Toronto developer Tridel is unveiling SQ2, the second phase of the SQ Condos series. This is the second phase of a multi-phased series by Tridel with the revitalization of the Alexandra Park neighbourhood. Tridel is working on revitalizing this Queen West neighbourhood and raising the standard with high quality features and finishes.

One of the coolest neighbourhoods in the world according to Vogue Magazine. Vogue called this West Queen West Neighbourhood: trendsetting. SQ2 located at Queen and Spadina is in the midst of this booming, trendy neighbourhood that is getting global recognition for its contribution to art, culture and green space.

SQ Condos at Alexandra Park, the first phase, had a sleek, modernistic design which incorporated a very futuristic touch. SQ2 will have this similar iconic design that will stand out in the capital of Toronto’s most cultural neighbourhood.

 

Development Details:
Project Name: SQ2 at Alexandra Park
Developer: Tridel
Location:  Vanauley St
Major Intersection: Queen & Spadina
Architect: Teeple Architects
Storeys/Units: 14 Storey/169 Units
Est. Taxes: 1% of price / year
Est. Maint: $0.62 / sq ft / month (First Year Free)
Est. Occupancy: Fall 2019

 

Condo Unit Details:
Price: $545,000
Bedrooms/Baths: 1bdrm/1bath
Sqft: 574sqft
Balcony: Y
Floor: 11
Views: West (unobstructed)
Initial Deposit Required: $85,000
Remaining Deposit Required (at close): $24,000
Mortgage Required at Close: $436,000
Est. Closing Costs: $14,750 Land Transfer Tax + $8362 Levies (capped) + $1000 lawyer + $500 appraisal = $24,612
Est. Occupancy Date: Nov 13, 2019
Est. Closing Date: Spring 2020
Rent: $2500
Expenses: $210 property taxes + $355 condo fees + $1946 mortgage (80% LTV, 3.45%, 30yr) = $2511
Cashflow: -$11


Floorplan:

 

 

How To Purchase A Condo Assignment:

  • Buying the right condo assignment can be an extremely lucrative investment opportunity, but the process can be fraught with PITFALLS if you don’t know what you’re doing.
  • Assignments are not as straightforward as buying resale or preconstruction.  The assignment contract is extremely complicated and needs to be structured PROPERLY.
  • You need to work with an Investor Realtor who thoroughly understands the process and knows how to do assignments, or you could be opening yourself up to SIGNIFICANT risk.
  • The Volition team has bought & sold many assignments both personally and for our clients, and is quickly becoming the MARKETPLACE for assignment deals.
  • If you are interested in Condo Assignment, contact us for a FREE 60-minute Advisory Session where we will walk you through the ins & outs of buying a PRE-ANALYZED Condo Assignment from our inventory of assignments OR selling your Condo Assignment to one of our PRE-QUALIFIED buyers

 

Watch A Short Video on Assignments From Our Jan 2019 Meetup Mastermind

If you have any questions, feel free to email, text, or call Sam at 647-895-8945.

 

 

Edward Zhang of Volition Properties was the guest speaker of this week’s “Vine Rant”, the Vine Group’s weekly VLOG providing updates on everything and anything real estate.  

Whether you are buying, selling or investing in your first rental property, the Toronto real estate market is still growing – but with limited supply to meet the demand.  Edward sheds some light on turn-key investment properties, market trends, and (perhaps most controversially) why investors shouldn’t focus JUST on cash-flow.

The Vine guys are top-notch (how else do you get to finance almost $2 BILLION worth of mortgages?), and are a strategic partner of the Volition team offering our clients mortgage solutions and financing/wealth advice to our clients.  Check this and other videos at the Vine Group’s weekly Vine Rant.

** OUR POPULAR ANNUAL INTRODUCTION TO REAL ESTATE INVESTING **

The holidays are done and the credit cards have been filled just as high as stockings. January is looking tight and KEEPING YOUR JOB is on your mind, let alone early retirement. If this is you don’t beat yourself up – in fact almost *50%* of consumers go into debt to pay for Christmas. THIS WAS ME 18 years ago. Faced with huge student debt, holiday costs and getting laid off during the dotcom crash. Good thing I had started investing in real estate and had a reliable second source of income. Since then, our investments have grown considerably over the years and the Volition Team has now helped invest over $110M in real estate!

What we will be teaching is our systematic method for investing in real estate based on our years of experience! STOP THE CYCLE! Do something in 2019 to achieve financial freedom. Learn to make real estate work for you!

During our session we’ll be answer questions like:

Where do I invest? How to identify the best places to invest. Small towns, big cities?
Is now the right time to invest? How to know if this is the right time to buy an investment property? Should I wait?
How do I buy the right property? Are condos good investments? Should I buy multifamily?
Where do I start with $50k, with $100k, with $300k? With different amount of investment funds, there are different strategies to take.
How does real estate actually make money? If you think it’s about buy low, sell high, you only understand a small part of real estate investing!

Make a change this year. Keep that promise to yourself that you’re going to learn to take control of your finances and make work optional. If you have ever thought about investing in real estate this, you don’t want to miss this session!

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Volition Properties
www.volitionprop.com

Volition Properties is an award-winning Toronto boutique real estate investment firm that provides advisory and turnkey real estate investment services. Its mandate is to help real estate investors sustainably invest to build wealth in the Toronto real estate market by investing in low-risk, freehold, cash-flowing income properties over longer-term real estate cycles.

[Volition (vō-ˈli-shən): The power to make your own choices or decisions; free will. Living life by design, not by default.]

Contact us today for any questions about investing in real estate in Toronto! ming@volitionprop.com

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