Virtual Street Smart Tour
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We typically can’t bring the public onto a live construction site, but in March, technology will break that barrier! We’ll be sharing tours from properties that are at different phases of completion, walking through the plans and financials and opening the floor to your questions. Our street smart tours in the past have had a fantastic reception. You’ll learn first-hand what we look for when analyzing and evaluating a potential investment property so you’ll have that extra advantage as you make your future strategic investments! You’ll also learn about the high-level construction process and how we turn an average home into an investment goldmine. Here’s what we’ll cover: The business model and why it makes sense High-level financials including capital required, ARV, rents, cashflow, and ROI (Hint: It requires deep pockets, but it’s well worth it!) What we look for in a property and the key physical aspects that make a property a good candidate We will be touring the following properties: A duplex nearing completion and laneway suite kicking off in the Danforth area A fourplex that is just beginning in Little Italy
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Virtual Street Smart Tour
- 1. @volitionproperties www.volitionprop.com Volition Investment Mastermind: Virtual Street Smart Tour! Beyond Theory – Multi-Family Conversions March 2022
- 2. @volitionproperties www.volitionprop.com Housekeeping Items 1. The event will be a combination of recordings, live segments and Q&As 2. Type your questions in the chat and they will be queued for the Q&A sections 3. The recording and slides will be sent after the event, and posted on our website (www.volitionprop.com)
- 3. @volitionproperties www.volitionprop.com Today’s Agenda Time Topic 11 - 11:10 am Welcome and introduction to Volition 11:10 am - 12:00 pm Property Tour 1 + Q&A 12:00 - 12:50 pm Property Tour 2 + Q&A 12:50 pm - 1pm Wrap Up + Next Steps
- 5. @volitionproperties www.volitionprop.com Who is Volition? ● Mission Statement: To help people navigate the complex world of real estate and to be the team who has your back. ● Complete Solution Provider: Everything you need to be successful. ● We Figure It Out For You: Cutting-edge research, analysis, and (more importantly) synthesis in putting together solutions for the competitive Toronto market.
- 6. @volitionproperties www.volitionprop.com Who is Volition? ● Credentials: ○ $32M+ personal holdings in Toronto Real Estate (55+ doors) ○ Featured on HGTV, REIN, RISE, Property Profits Real Estate Podcast, etc, etc. ○ Certified Real Estate Investment Advisors ○ Michael Millenear Real Estate Investing Leadership Award nomination ○ Realtor Awards: Chairman Award, President Award, Top Producer Award 5 years running
- 7. @volitionproperties www.volitionprop.com Volition Services Mentorship, Education & Consultation Leasing & Property Management Toronto’s Leading Real Estate Investment Advisory & Realty Firm Realty Management Advisory Renovations Acquisition of Properties Design & Renovations
- 8. @volitionproperties www.volitionprop.com The Volition Team Toronto’s Leading Real Estate Investment Advisory & Realty Firm Matthew Lee Founder & Managing Partner Ming Lim Head of Construction and Realty Services Florence Lee Strategic Initiatives Manager Construction Project Mgmt Brian Li Construction Project Mgmt Alykhan Jinnah Realty Coordinator Chris Law Realty & Leasing Services Daniel Weng Realty & Leasing Services Sam Ho Special Advisor Alcina Sung Interior Design & Stager
- 9. @volitionproperties www.volitionprop.com The Volition Team Toronto’s Leading Real Estate Investment Advisory & Realty Firm Matthew Lee Founder & Managing Partner Ming Lim Head of Construction and Realty Services Florence Lee Strategic Initiatives Manager Construction Project Mgmt Sam Ho Special Advisor Brian Li Construction Project Mgmt Alykhan Jinnah Realty Coordinator Chris Law Realty & Leasing Services Daniel Weng Realty & Leasing Services THIS COULD BE YOU! Realty Services THIS COULD BE YOU! Realty Services Alcina Sung Interior Design & Stager
- 10. @volitionproperties www.volitionprop.com Farewell Shelby! ● Hopefully Meetups continue to run without a hitch :) ● An investor at heart, she has stated that she will continue to see you at future Meetups (maybe she’s here today!)… she just isn’t running the show from behind the scenes anymore!! ● Now at BrokerBay, helping new brokerages onboard onto the BrokerBay platform Shelby Hagymasy Operations Coordinator
- 11. @volitionproperties www.volitionprop.com Hello Alykhan! ● Alykhan was previously a Volition client for many years, and he has been with the Volition family for the past 6 months already! ● Alykhan’s expanded role includes stepping in to fill in for many of Shelby’s duties (particularly Realty Backoffice) & Leasing. ● Business continuity…business-as-usual at Volition. Alykhan Jinnah Realty Coordinator
- 12. @volitionproperties www.volitionprop.com Investor agents make the best “normal” agents! ● We can help you find your dream home and have it make financial sense ○ Does this property hold to long term appreciation fundamentals? ○ Does it require construction? How much are those things going to cost? ○ Can I have a secondary suite to help with cash flow? How much are rents? What tenant profiles will I get? ○ How can my primary residence help me qualify for investment properties in the future? HELOC? Secondary suites? ○ Advanced financing - B Lenders, Second Mortgages, Private Lenders ○ Top 1% of all agents ● We sell investor properties and single family homes ○ Active buyers / investor list, email marketing, social media marketing ○ Virtual 3D Dollhouse, Drone, Lifestyle video ○ Multiple languages, foreign investors Your home is the most important tool in your investment journey!
- 13. @volitionproperties www.volitionprop.com The Volition Advantage The Home Buying Process The Volition Team!
- 14. @volitionproperties www.volitionprop.com Private Volition Mastermind Chat Group ● Exclusive to Investor clients & Advisory clients ONLY. ● Talk about news, tenant issues, share contacts, basically help navigate the difficulty of this investor world! ● Let us know if we missed you!!
- 16. @volitionproperties www.volitionprop.com Highlights ● Objectives: ○ Maximize equity takeout There is a trade-off with cash flow ○ BRRRR and repeat every two years ● The plan: A reno project with massive upside potential ● Target: Premium west-end neighbourhoods with high supported ARVs and maximize density
- 17. @volitionproperties www.volitionprop.com Property Characteristics ● Wide lot with a third floor with excellent ceiling height ● Three self-contained units in MPAC report and city research - useful for mortgage qualification and CoA application ● Options: ○ Cosmetic reno ($) ○ Reconfigure units ($$) ○ Add one unit to create fourplex ($$$)
- 19. @volitionproperties www.volitionprop.com Project Pro Forma Purchase Price $1,732,000 Initial Investment (20% down payment + closing costs) $413,942 Reno cost including HST ~$621k Estimated ARV $2,850,000 Estimated Equity Takeout $1,093,214 at 80% LTV $789,057 at 70% LTV “Free” reno and my investment back?! But wait…
- 20. @volitionproperties www.volitionprop.com Post-Refi Targets (80% LTV) Basement (2 bed, 1 bath) $1,950 Main Floor (2 bed, 1 bath) $2,500 Second Floor (2 bed + den, 1 bath) $2,750 Third Floor (1 bed, 1 bath) $2,300 Total Monthly Rent $9,500 Mortgage (80% LTV, 2.5%, 30 yr amortization) $9,614 Property Tax $600 Hydro, Gas, Water & Waste (separately metered) $200 Insurance $200 Total Monthly Payments $10,614 Net Monthly Income -$1,114 Net Investment after Equity Takeout $122,682
- 21. @volitionproperties www.volitionprop.com Post-Refi Targets (70% LTV) Basement (2 bed, 1 bath) $1,950 Main Floor (2 bed, 1 bath) $2,500 Second Floor (2 bed + den, 1 bath) $2,750 Third Floor (1 bed, 1 bath) $2,300 Total Monthly Rent $9,500 Mortgage (70% LTV, 2.5%, 30 yr amortization) $8,413 Property Tax $600 Hydro, Gas, Water & Waste (separately metered) $200 Insurance $200 Total Monthly Payments $9,413 Net Monthly Income +$87 Net Investment after Equity Takeout $426,838 Which option do you prefer?
- 24. @volitionproperties www.volitionprop.com Property Spotlight: Danforth Duplex + Laneway Suite
- 25. @volitionproperties www.volitionprop.com Highlights ● Objectives: ○ Main House - Rental property ○ Laneway suite - Personal use ● Neighbourhood: Premium east-end location with retail, great tenant profiles, and steps to the subway line ● Potential to increase density (i.e., duplex to triplex) to maximize cash flow, but there is a preference to build as-of-right
- 29. @volitionproperties www.volitionprop.com Laneway Suite 2 levels over 1,000 sf: ● Main Floor: Garage, office, powder room, laundry, and mechanicals ● Second Floor: Living, dining, kitchen and bathroom ● Premium end-user finishes and appliances (not your typical rental suite!) ● In-floor heating on the main floor + furnace on the second ● Provisions for the garage to convert into future living space
- 30. @volitionproperties www.volitionprop.com Project Pro Forma Purchase Price $1,271,000 Initial Investment (20% down payment + closing costs) $301,689 Reno cost including HST $339k - Main house $565k - Laneway suite = $904k total Estimated Market Value $2,400,000 Estimated ARV for Refi $2,200,000 Estimated Equity Takeout $894,934 Laneway suite valued at build cost, but that said… 81 Gough Ave. sold for $4.1M!
- 31. @volitionproperties www.volitionprop.com Post-Refi Targets Main Floor + Basement (3 bed, 2 bath) $3,450 Upper Floor (2 bed, 1 bath) $2,450 Laneway Suite (1 bed + den, 1.5 bath) $2,000 Garage $100 Total Monthly Rent $8,000 Mortgage (80% LTV, 2.5%, 30 yr amortization) $7,422 Property Tax $550 Hydro, Gas, Water & Waste (separately metered for LWS) $300 Insurance $200 Total Monthly Payments $8,472 Net Monthly Income -$472 Net Investment after Equity Takeout $446,543
- 35. @volitionproperties www.volitionprop.com What is my next step #1? ● Sign up for a complimentary Advisory session ● To make the session productive and effective, come prepared with: ○ Capital available to invest ○ Mortgage qualification ○ Your goals ● We will help you determine: ○ Where you are at ○ Where you want to go ○ Help you build a customized plan to get there
- 36. @volitionproperties www.volitionprop.com What is my next step #2? Attend the next Meetup! ● Date: April 20, 2022 ● Time: 7:00pm (6:30pm Networking) ● Topic: “Does Investing in Toronto Real Estate Still Make Sense Today?” ● RSVP for free: www.meetup.com/volition
- 37. @volitionproperties www.volitionprop.com What is my next step #2? Attend the next Meetup! ● Date: April 20, 2022 ● Time: 7:00pm (6:30pm Networking) ● Topic: “Does Investing in Toronto Real Estate Still Make Sense Today?” ● RSVP for free: www.meetup.com/volition What do YOU want to learn about?? (Zoom Poll, Put into Zoom Chatbox, or info@volitionprop.com)