Start Real Estate Investing! Where and when should you invest?

@volitionproperties
www.volitionprop.com
The Volition Formula to
Successful Real Estate Investing
January 2022

@volitionproperties
Monthly Meetup Agenda
6:30 - 7:00 pm Online networking (your network is your net worth!)
7:00 - 9:00 pm The Main Event including:
● Introduction to Volition
● Where to invest in real estate?
● The role of cashﬂow! (aka can I quit my job?)
● Property and Advisory Case Studies
● Your next steps to get started
*The Meetup will be recorded and posted on our website!
www.volitionprop.com/mastermind-meetup/

@volitionproperties
Who is Volition?

@volitionproperties
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.

@volitionproperties
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

@volitionproperties
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

@volitionproperties
Volition Team Updates - Welcome, Daniel!
A passionate proponent of financial freedom through
investing and entrepreneurship, Daniel strives to live a
purposeful and impactful life by helping others reach
their most ambitious goals. Daniel started his journey
in real estate investing during the start of the
pandemic with a triplex conversion and is constantly
looking for ways to expand his knowledge.
With a Masters in Computer Engineering from the
University of Toronto, Daniel approaches investing
with a forward-thinking, analytical mindset and is
focused on working with his clients to achieve long
term results.
Daniel Weng
Realty & Leasing Services

@volitionproperties
The Volition Team
Matthew Lee
Founder &
Managing Partner
Ming Lim
Head of Construction and
Realty Services
Alcina Sung
Interior Design & Stager
Construction Project Mgmt
Florence Lee
Strategic Initiatives Manager
Sam Ho
Special Advisor
Shelby Hagymasy
Operations Coordinator
Brian Li
Alykhan Jinnah
Realty Coordinator
Chris Law
Daniel Weng

@volitionproperties
The Volition Team
Matthew Lee
Founder &
Managing Partner
Ming Lim
Head of Construction and
Realty Services
Alcina Sung
Interior Design & Stager
Florence Lee
Strategic Initiatives Manager
Sam Ho
Special Advisor
Shelby Hagymasy
Operations Coordinator
Brian Li
Alykhan Jinnah
Realty Coordinator
Chris Law
Daniel Weng
THIS COULD BE YOU!
Realty Services
THIS COULD BE YOU!
Realty Services

@volitionproperties
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!

@volitionproperties
The Volition Advantage
The Home Buying Process
The Volition Team!

@volitionproperties
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!!

@volitionproperties
Who the heck are these guys?

@volitionproperties

@volitionproperties
ASIAN

@volitionproperties
Who is Matt?

@volitionproperties
Ming Lim - Investor,
Mentor and Dad

@volitionproperties
“Where is the best place to buy?
What is the best property to buy?”

@volitionproperties
Time Out!

@volitionproperties
macroeconomic fundamentals

@volitionproperties
Which market should I invest in?

@volitionproperties
Where in the world should you invest?
● You could invest anywhere!
● What do you in a country that good to
invest in?
○ Politically Stable
○ Growing Population
○ High Standard of Living
○ Steady GDP
● How do places around the world compare?
○ United States?
○ Europe?
○ Asia?

@volitionproperties
● Politically Stable ✓
● Immigration Friendly ✓
● Public Health Care ✓
● High Standard of Living ✓
● Good Education System ✓
● Steady GDP = Job Growth ✓
Oh, Canada!

@volitionproperties
Canada is great! So where in Canada?

@volitionproperties
Why Ontario?
● Low Crime Rate
● Harmonious multicultural population
● Diverse Culture
● Government stability
● Toronto is an economic hub
○ 38 percent of Canada’s business headquarters
○ One-ﬁfth of Canada’s Gross Domestic Product (GDP)
○ Accounts for nearly half of Ontario’s GDP
https://www.visaplace.com/blog-immigration-law/why-immigrants-settle-in-toronto-heres-10-reasons/

@volitionproperties
5 Most Important Questions When
Investing in Real Estate

@volitionproperties
Question #1
Where is the economic growth?

@volitionproperties
2041: Downtown
population doubles
from 240k to 475k
Downtown accounts
for...

@volitionproperties
Volition Metrics - Downtown SF Detached

@volitionproperties
Volition Metrics - Uptown SF Detached

@volitionproperties
Question #2
Who are the customers for my business?

@volitionproperties
Millennials and Gen Z
People in the 20’s and 30’s. Why this demographic?
● Largest rental cohort
● Responsible, university educated, professionals
● Pay for nice places and take care of their places
● Not the “beer and weed” crowd
● Inherently transient - more details in the TIME
section!

@volitionproperties
Question #3
Where is the real estate demand?

@volitionproperties
• Toronto continue to grow
through the pandemic
• Millennials have kids, need
more space, but still want live
/ work / play neighbourhoods
• Demand from foregin
investors and new immigrants
• Proximity to work, a shorter
commute and access to city
transit is a fair trade-off for
the higher real-estate prices
and smaller properties

@volitionproperties
Question #4
What type of asset should I buy?

@volitionproperties
Question #5
What is the single most desirable feature that
will help me determine where to buy?

@volitionproperties
What does this all mean?

@volitionproperties
Summary
Where is the economic growth?
Who are the customers for my business?
Where is the real estate demand?
What type of asset should I buy?
What is the single most desirable feature?
Other factors
● Wealth preservation
● Long term population growth
● Diverse, Resilient Real Estate Market

@volitionproperties
T.I.M.E in the Market

@volitionproperties
T.I.M.E
● What separates sophisticated
investors from those who are
lucky?
MANAGING MARKET DOWNTURN
AND RISK MITIGATION
● Everyone is an investing genius
when the market is good

@volitionproperties
T.I.M.E
● It’s not “IF” the market will turn
down, it’s “WHEN”
● Prepare for it by investing against
fundamentals and use risk
mitigation strategies
● TIME is the Volition acronym for
mitigating risk in your investment
strategy

@volitionproperties
T.I.M.E.
Tenant Risk - Risk of a Bad Tenant
Investor Risk - Risk from lack of investor knowledge
Market Risk - Exposure to Market Changes
Estate Risk - Risk Inherent to the Property

@volitionproperties
Ontario Risk vs The Rest of Canada

@volitionproperties
Toronto mitigates Tenant Risk
● Major urban areas attract the best
tenant proﬁle - Millennials
● Why do we like Millennials?
○ Covered in Question #2!
● Transient!
○ Why do we want a tenant who is
moving every few years?

@volitionproperties
Investor Risk
● Do you know what you’re doing?
● Are you a local expert?
● What business models works in your area?
● What doesn’t work in your area?
● Who is your target demographic and how
are you servicing them?
● Do you have a team to execute?

@volitionproperties
Toronto mitigates Market Risk
Major urban areas are more resilient to
changes in the market
● Diverse economy vs small single
industry town
● Job growth
● Economic growth, service based
economy, head ofﬁces, well paying
jobs

@volitionproperties
Toronto mitigates Market Risk
A great economy leads too...
● Immigration
● Population Growth
● Low Vacancy Rates
● Lower cap rates = lower risk
Join our monthly meetups to get the
latest data to support all these claims!

@volitionproperties
Estate Risk
● Are you buying the right investment property?
● 99% of “investment” properties DON’T WORK.
● Making sure you’re buying in the right areas
and it’s the right property.
● You can’t just say “Toronto”. You have to be
speciﬁc.
● You can’t just say “triplex” it has to meet many
requirements.

@volitionproperties
Estate Risk
● What are you looking for in a neighbourhood?
○ Gentriﬁcation
○ Transit
○ Infrastructure
○ Tenant Proﬁle
● What are you looking for in a property?
○ Side setback
○ Laneway access
○ Minimum ceiling heights
○ Separate Entrances
○ Potential Floorplans
○ Structural Issues

@volitionproperties
Understand the role of cashﬂow

@volitionproperties
The Evolution of Investors
Stage 1 - Buy solely on appreciation
● Everyone understands buy low, sell
high
● Everyone in the here knows there
is more to investing than that

@volitionproperties
Stage 2 - MAXIMUM Cashﬂow
● Get some education and decide
that CASHFLOW IS KING!
● Many investors do it the detriment
of all else
● Where many investors are stuck

@volitionproperties
Stage 3 - Understanding the ROLE of
cashflow
● Allows you to hold for the long
term - so equity can be built
● How does cashflow indicate risk?
● How does cashflow compare to the
rest of your real estate returns?
● When is cashflow important?

@volitionproperties
Does cashflow really matter?
● $250 vs $500 cashflow a
month?
Is your life drastically different??
How does that compare to your
overall returns??
So what is cashflow good for??

@volitionproperties
Cashﬂow is less in Toronto because the market
is less risky!
● Investing in Toronto is less risky
● Lower Cap Rates = Lower Risk
● Remember TIME and how Toronto mitigates
risk

@volitionproperties
How does cashflow compare to appreciation?
What would you choose?
5% appreciation and $2000 in cashflow
OR
7% appreciation and $500 in cashflow

@volitionproperties
5% Appreciation and $2000 Cash Flow
Value of Property $1,000,000
Down Payment 20%
Annual Interest Rate 4.00%
Years 25
Payments Per Year 12
Mortgage Amount $800,000
Appreciation 5.00%
Total Periods 300
Rent Increase 5%
Monthly Cash Flow $2,000
Final Property Value $3,466,845
Final Equity Built $4,443,095

@volitionproperties
7% Appreciation and $500 Cash Flow
Value of Property $1,000,000
Down Payment 20%
Annual Interest Rate 4.00%
Years 25
Payments Per Year 12
Mortgage Amount $800,000
Appreciation 7.00%
Total Periods 300
Rent Increase 5%
Monthly Cash Flow $500
Final Property Value $5,692,214
Final Equity Built $5,936,276

@volitionproperties
The impact of cash ﬂow vs appreciation
5% and $2k cashflow $4,443,095
7% and $500 cashflow $5,936,276
Delta $1,493,181
What’s the important take away?

@volitionproperties
So when do you really need cashflow?
● Cash flow is important but
not the expense of all else!
● You need cash flow at the
“end” - when it comes time to
full supplement your income.
● So when is the end? How do I
get to the end?

@volitionproperties
The Volition Multiplier Eﬀect

@volitionproperties
Simple Approach – Buy one and wait 30 years.
Wait 30 years to pay it off
● Triplex: $1.4M
○ Rent: $5700
○ Mortgage: $4200
○ Expenses: $1100
○ Cashﬂow: $500
What’s the result in 30yrs?

@volitionproperties
Wait 30 years to pay it off
● Triplex: $1.4M
○ Rent: $5700
○ Mortgage: $4200
○ Expenses: $1100
○ Cashﬂow: $500
What’s the result in 30yrs?
● Triplex: $4.5M (5% growth)
○ Rent: $14000 (3% growth)
○ Mortgage: $0
○ Expenses: $2000 (4% growth)
○ Cashﬂow: $13000

@volitionproperties
Not bad… but is this the best way to do it...?
● How do we do BETTER than this?
● How do we do it FASTER than this?
● What are we LEAVING ON THE TABLE?

@volitionproperties
Sophisticated Approach (i.e. The Volition Approach)

@volitionproperties
5% growth
THE MULTIPLIER EFFECT – Acquisition Phase
Year 0 Year 4

@volitionproperties
Year 4 Year 8 Year 12
… and then you wait.
THE MULTIPLIER EFFECT – Acquisition Phase

@volitionproperties
Year 18
Year 12
Pay down
mortgages over 6
years to 50% LTV
THE MULTIPLIER EFFECT – Hold Phase
50% LTV

@volitionproperties
Year 18
THE MULTIPLIER EFFECT – Divesting Phase
Free & Clear

@volitionproperties
Result of 18 Year Action Plan
• Portfolio value: $3.7M x 4 = $14.8M
• Mortgage value: $0M x 4 = $0
• Rent: $9700 x 4 = $38,800
• Expenses: $1600 x 4 = $6,400
• Mortgage: $0 x 4 = $0
• Cashflow: $8100 x 4 = $32,400
• Annual Portfolio Cashflow: $388,800
(… vs. buy a single property and wait 30 years to pay off mortgage!)
“REACHING BELIZE”

@volitionproperties
Why Volition Multiplier Eﬀect works in Toronto
Realistic Toronto Triplex Example:
Start with $1.4M triplex, $5700 rent, $1100 expenses
Growth rates: 10% property, 3% rent, 2% expenses
Simple Approach Volition Approach (aka Multiplier Effect)
2.5yrs
2.5yrs
2.5yrs
4yrs
Total: 11.5yrs

@volitionproperties
Time: = 11.5 years
Portfolio: $3.0M = $12.0M
Mortgage: $0M = $0M
Rent: $8,000 x = $32,000
Expenses: $1,400 = $6,400
Mortgage: $0 = $0
Cashflow: $6600 = $26,400
Annual Portfolio Cashflow: $316,800
Time: = 30 years
Portfolio: $17.5 M = $17.5M
Mortgage: $0 = $0
Rent: $14,000 x = $14,000
Expenses: $2,000 = $2,000
Mortgage: $0 = $0
Cashflow: $12,000 = $12,000
Annual Portfolio Cashflow: $144,000
Power of the MULTIPLIER EFFECT
Initial Investment is
now worth $765k
Approx 1/3
the Time
Initial Investment is
now worth $765k
Approx 2x
the Cashflow
Simple Approach Volition Approach (aka Multiplier Effect)

@volitionproperties
What do I buy?

@volitionproperties
Tenant Profile
Short Term
Headache
Long Term
Headache
Short Term ROI
Long Term ROI
Affordability
Pros
Cons
Who Is This
For
Overall

@volitionproperties
Small Town
Tenant Profile F
Short Term
Headache
F
Long Term
Headache
F
Short Term ROI C
Long Term ROI D
Affordability A+++
Pros Cheap,
Cashflow
Cons Higher risk,
higher
headache
Who Is This
For
Cashflow-chasing
myopic thinkers
Overall D

@volitionproperties
Preconstructio
n Condo
Small Town
Tenant Profile A+ F
Short Term
Headache
A+ F
Long Term
Headache
A F
Short Term ROI C C
Long Term ROI B- D
Affordability A+ A+++
Pros Deposit
structure
Cheap,
Cashflow
Cons Can’t get rent
or sell in the
short term
Higher risk,
higher
headache
Who Is This
For
Want zero
headache in
short-term.
Short-term Mort
Qual problems.
Cashflow-chasing
myopic thinkers
Overall B+ D

@volitionproperties
Condo Preconstructio
n Condo
Small Town
Tenant Profile A+ A+ F
Short Term
Headache
A A+ F
Long Term
Headache
A A F
Short Term ROI C C C
Long Term ROI B- B- D
Affordability A A+ A+++
Pros Entry-level
$150k
Deposit
structure
Cheap,
Cashflow
Cons Cashflow is
hard at 20%
down
Can’t get rent
or sell in the
short term
Higher risk,
higher
headache
Who Is This
For
Want minimal
headache. Limited
cash to invest.
Want zero
headache in
short-term.
Short-term Mort
Qual problems.
Cashflow-chasing
myopic thinkers
Overall B+ B+ D

@volitionproperties
Entry-Level
Multi
(2plex/3plex)
n Condo
Small Town
Tenant Profile A A+ A+ F
Short Term
Headache
A- A A+ F
Long Term
Headache
B+ A A F
Short Term ROI A- C C C
Long Term ROI A- B- B- D
Affordability C A A+ A+++
Pros Own land Entry-level
$150k
Deposit
structure
Cheap,
Cashflow
Cons $350k+
required
Cashflow is
hard at 20%
down
Can’t get rent
or sell in the
short term
Higher risk,
higher
headache
Who Is This
For
Entry-level freehold,
Personal residence.
Mortgage helper.
Want minimal
headache. Limited
cash to invest.
Want zero
headache in
short-term.
Short-term Mort
Qual problems.
Cashflow-chasing
myopic thinkers
Overall A- B+ B+ D

@volitionproperties
House & Add a
suite
Entry-Level
Multi
(2plex/3plex)
n Condo
Small Town
Tenant Profile A A A+ A+ F
Short Term
Headache
C A- A A+ F
Long Term
Headache
A- B+ A A F
Short Term ROI A A- C C C
Long Term ROI A A- B- B- D
Affordability D C A A+ A+++
Pros Reno equity lift Own land Entry-level
$150k
Deposit
structure
Cheap,
Cashflow
Cons Renos required,
no rent during
reno period
$350k+
required
Cashflow is
hard at 20%
down
Can’t get rent
or sell in the
short term
Higher risk,
higher
headache
Who Is This
For
Personal residence.
Mortgage helper.
Increased cashflow
due to renos &
additional unit.
Personal residence.
Mortgage helper.
Want minimal
headache. Limited
cash to invest.
Want zero
headache in
short-term.
Short-term Mort
Qual problems.
Cashflow-chasing
myopic thinkers
Overall A A- B+ B+ D

@volitionproperties
Legal Luxury
Multi
Conversion
House & Add a
suite
Entry-Level
Multi
(2plex/3plex)
n Condo
Small Town
Tenant Profile A+ A A A+ A+ F
Short Term
Headache
F C A- A A+ F
Long Term
Headache
A+ A- B+ A A F
Short Term ROI A+ A A- C C C
Long Term ROI A+ A A- B- B- D
Affordability F D C A A+ A+++
Pros New, Cashflow,
Solid Lift
Reno equity lift Own land Entry-level
$150k
Deposit
structure
Cheap,
Cashflow
Cons $800k-$1.4M
cash required.
Renos required,
no rent during
reno period
$350k+
required
Cashflow is
hard at 20%
down
Can’t get rent
or sell in the
short term
Higher risk,
higher
headache
Who Is This
For
Lots of cash.
Big mortgage
qualification.
Has the
time/energy.
Personal residence.
Mortgage helper.
Increased cashflow
due to renos &
additional unit.
Personal residence.
Mortgage helper.
Want minimal
headache. Limited
cash to invest.
Want zero
headache in
short-term.
Short-term Mort
Qual problems.
Cashflow-chasing
myopic thinkers
Overall A+ A A- B+ B+ D

@volitionproperties
(Tack on)
Laneway
Housing
Legal Luxury
Multi
Conversion
House & Add a
suite
Entry-Level
Multi
(2plex/3plex)
n Condo
Small Town
Tenant Profile A+ A+ A A A+ A+ F
Short Term
Headache
F F C A- A A+ F
Long Term
Headache
A+ A+ A- B+ A A F
Short Term ROI A++ A+ A A- C C C
Long Term ROI A++ A+ A A- B- B- D
Affordability C F D C A A+ A+++
Pros Amazing ROI
on $400k+
New, Cashflow,
Solid Lift
Reno equity lift Own land Entry-level
$150k
Deposit
structure
Cheap,
Cashflow
Cons Complex,
expensive
process
$800k-$1.4M
cash required.
Renos required,
no rent during
reno period
$350k+
required
Cashflow is
hard at 20%
down
Can’t get rent
or sell in the
short term
Higher risk,
higher
headache
Who Is This
For
Buying land with
foresight for
laneway potential
now OR in the
future.
Lots of cash.
Big mortgage
qualification.
Has the
time/energy.
Personal residence.
Mortgage helper.
Increased cashflow
due to renos &
additional unit.
Personal residence.
Mortgage helper.
Want minimal
headache. Limited
cash to invest.
Want zero
headache in
short-term.
Short-term Mort
Qual problems.
Cashflow-chasing
myopic thinkers
Overall A++ A+ A A- B+ B+ D

@volitionproperties
Investment Business Models, that
work TODAY!
1. Turnkey Triplex
2. Finding the Highest and Best Use to Maximize
your ROI
*The details in the following models are intended for information purposes only. All Prices, Rates, Costs, Expenses,
Incomes and Assumptions are only estimates and no warranty is made to the accuracy of the information.

@volitionproperties
Investment Business Model:
Turnkey Triplex

@volitionproperties
Turnkey Triplex
● $1.4M
● $5750 rent
● $1055 expenses
● Dundas & Lansdowne
● 2.5 storey semi-detached
● 3 separate turnkey units
○ Upper: 2-level, 2-bed + den, 1-bath
○ Main: 1-bed, 1-bath
○ Basement: 1-bed, 1-bath

@volitionproperties
Turnkey Triplex

@volitionproperties
Investment Business Model:
Highest and Best Use to Maximize
your ROI

@volitionproperties
Why Is It Hard To Invest In Toronto
● Cashﬂow is not as strong as some smaller cities
● Cashﬂow on a turn key property or cosmetic renovation still relatively
light
● Limited desireable land for investments
How do we do better?

@volitionproperties
What is a Laneway Suite?

@volitionproperties
Challenges of Laneway Conversions
● Toronto Fire Code and Bylaws limit supply
● You will pay a premium on suitable lots
● Increased cost to build
● Require a strong team to execute
Is it worth it?

@volitionproperties
Legal Luxury Triplex Conversion + Laneway
Single Family Semi in Downtown Toronto – Legal Triplex + Laneway
Purchase Price $1.6M
Initial Investment
(20% down payment + closing costs)
$382k
Renovation Triplex Reno: $550k
Laneway Build: $500k
Total: $1.05M

@volitionproperties
Summary:
Purchase Price $1.6M
Downpayment (20%) $320k
Initial Mortgage (80%) $1.28M
Closing Costs & LTT $60k
Renovation $1.05M
Length of Reno 18 months
Carry Costs $106k
Total Invested Capital $1.54M
ARV $3.0M**
Reﬁ Mortgage (Commercial Reﬁ, 70% LTV, 3.5%, 30yr) $2.1M
Equity Takeout $814k
Net Invested Capital $725k

@volitionproperties
Upper Floor (3Br 2Wr) $3600
Main Floor (2Br 2Wr) $2800
Basement (2Br 2Wr) $2200
Laneway House (3Br 2Wr) $4000
Total Monthly Rent $12,600
Mortgage ($2M, 3.5% commercial, 30yr) $9200
Property Tax $600
Utilities (Water & Waste) $400
Insurance $300
Total Monthly Expenses $10,500
Net Monthly Income $2100
Cashﬂow Analysis

@volitionproperties
Advisory Client Proﬁle Case Study

@volitionproperties
● The general framework includes everything we’ve cover so far:
○ Most important questions to ask yourself when choosing where to invest
○ Why Toronto is a great place to invest (but harder than small towns)
○ Where to invest in Toronto
○ How to mitigate risk the 4 Risk Factors (T.I.M.E.)
○ The Role of Cashflow
○ How to eventually get to massive cashflow (Multiplier Effect)
○ What to buy (2 Business Models that work in Toronto right now)

@volitionproperties
There is one key missing component…
YOU!

@volitionproperties
Advisory Framework
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing
a plan +
next steps

@volitionproperties
Advisory Client Proﬁle
Current portfolio:
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing
a plan +
next steps
Goal: Grow their portfolio in Toronto and retire in 10yrs
Concerns: Thinks Toronto is “too expensive” and can’t qualify for a
mortgage, doesn’t have enough capital
Wants to figure out: How their real estate goal lines up with their life goal,
and what the NEXT STEP is.
2019: Bought a condo for
$510k
2012: Bought a semi for
$400k, lives in one unit,
rents the other

@volitionproperties
Current portfolio:
● Condo
● Value: $700k
● Mortgage: $390k
● Rent: $1950
● Expenses: $2550
● Cashflow: -$600
● Semi Duplex
● Value: $1.1M
● Rent: $1600
● Market rent: $1800
● Market rent of their unit:
$2000
● Mortgage: $450k
● Expenses: $1100
● Total Costs: $2800
● Current cashflow (him living
there): -$1200 = cost of
living
● Current cashflow (if he
moved out): $800.
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
Insights
● Similar to semi
● Increase in value but not
helping reach goals
● Options:
○ Do nothing
○ Refi
○ Move in
○ Renovate
○ Divest
● Always Cashflow neg. At
80% LTV
● Equity in property not being
put to highest + best use
● Options:
○ Do nothing
○ Refi
○ Move out
○ Renovate
○ Divest
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
Insights:
● Not enough capital or qualification on hand to invest, but lots of equity in properties.
● Analyze existing portfolio at 80% LTV
● The mortgages on underperforming properties are dragging down his mortgage
qualification ability.
Take away action item:
● Tell mortgage broker to run a different scenario
● What is mortgage qualification on a sample subject triplex acquisition of $1.4M
($5700 rents), $1100 expenses, owner occupied, after DIVESTING semi and/or
condo.
Result:
● New mortgage qualification after being unencumbered by other mortgages $1.0M.
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps
● $222k proceeds
● $590k proceeds
Option: Divest
Total Proceeds = $812k

@volitionproperties
Plan for next property:
● $1.4M Triplex with $1.0M mortgage means $400k downpayment (71.5% LTV, not
80% LTV). Less than ideal, but still workable.
● Capital required: $400k downpayment (28.5%) + $50k closing costs: $450k
● Rents: $5700 ($2100, $2100, $1500).
● Triplex Expenses: $1100
● Mortgage: $4100 (at normal 80% LTV).
● Cashflow $500
● Live in one unit ($2100): Cost of living $1200
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
● Cash still available after purchase: $362.5k.
○ Option 1: Use for renovations to boost rents
○ Option 2: Buy up to a $1.7M property with $6500 in rents to bring
down cost of living
○ Option 3 (eventually): Another property for $1.5M ($360k cash
required,) so they just need a mortgage qualifier. (Remember the 4
Ms!)
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
● HELOC option to boost cashflow:
○ If able, restructure financing to bring down cost of living even further
○ Total costs per month: Financing $2600 + Expenses $1100 = Carry cost $3700.
○ Rents: $3600.
○ Basically living for free!
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps
● BONUS: Put unused ($360k) funds into HELOC
○ Bring HELOC balance lower, and only draw from it when needed
○ Financing payments: $550k HELOC ($1400/mo) + $90k mortgage ($300/mo).
Expenses $1100, Rents $3600.
○ Cashflow $800/mo while living there!
● Not quite at $5k/month. So now what?

@volitionproperties
How real estate can help provide the $5k/month they are looking for.
*Assume that mortgage qualification can be beefed up by a JV partner, life partner, parents, family, etc.
and idle funds sitting around will be used as downpayment.
● Purchase another triplex
soon (don’t live in).
● Value: $1.4M
● Mortgage: $1.12M
● Value in 10 years of each
triplex (5.5% growth):
$2.39M
● Rents in 10 years of each
triplex (3% growth): $7650
● Live/Rent.
● Value: $1.4M
● Mortgage: $1.0M
$2.39M
triplex (3% growth):
$7650
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
● Purchase another triplex
soon (don’t live in).
● Value: $1.4M
$2.39M
triplex (3% growth): $7650
● Live/Rent.
● Value: $1.4M
● Mortgage: $1.0M
$2.39M
$7650
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps
Sell one (primary residence to minimize Cap
Gains). Value $2.39M, mortgage $1.0M still
(because of HELOC). Proceeds: $1.3M.

@volitionproperties
● Purchase another triplex soon
(don’t live in).
● Value: $1.4M
● Value in 10 years of each triplex
(5.5% growth): $2.39M
● Rents in 10 years of each triplex
(3% growth): $7650
● Live/Rent.
● Value: $1.4M
● Mortgage: $1.0M
$2.39M
$7650
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps
Sell one (primary residence to minimize Cap
Gains). Value $2.39M, mortgage $1.0M still
(because of HELOC). Proceeds: $1.3M.
Pay off mortgage: $818k
Funds Remaining: $482k
Move in, Live in one unit: Cost $2825
Remaining rents: $4825
Expenses (2% growth): $1350
Cashflow: $3475
NO MORTGAGE! Not quite $5000/mo cashflow… but
still have $482k cash on hand.

@volitionproperties
Other tweaks to the plan to explore:
● Less aggressive:
○ At about the 6yr mark, enough equity built up to pay off other property.
● More aggressive:
○ At 4-5 year mark, refi both properties and purchase 2 more properties.
○ Build up even more equity over the next 5 years.
○ At the 10yr mark, keep 2 properties in portfolio instead of 1 property.
○ MASSIVE cashflow… $10k instead of just $3500.
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
Comparison:
● How does this result compare to his existing scenario if he continue
down his current path? Would that get him to where he wanted to go?
Takeaway:
● The actual “investment property” you want to buy is just ONE
COMPONENT to your overall investment journey
● Mapping YOU and YOUR SITUATION onto your investment goals and
life goals is important
● A lot of investors don’t know what their NEXT STEP should be. After
Advisory with Volition, you will know what your NEXT STEP is.
Probing
Questions
During
Advisory
Information
the Client
Provides
Developing a
plan + next
steps

@volitionproperties
What is my next step?
● 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

@volitionproperties
What is my next step?
Attend the next Meetup: “Financing Blueprint” -
Strategies to Start & Continue Buying Properties!
● Date: Wednesday, February 9
● Time: 6:30 - 9:00 pm
● Guest Speaker: Hugo Dos Reis of Vine Group
● RSVP for free: www.meetup.com/volition

@volitionproperties
THANK YOU!

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