Laneway Housing! - 2019.08
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Laneway housing has revolutionized cities like Vancouver and it’s here, now in Toronto. If you’re not familiar with laneway housing, the concept allows the use of the many laneways, which are typically used to access garages and other spaces, and allows for housing development along the laneway. Laneway housing is important to Toronto as it allows for both gentle densification and meets the requirements of the Official Plan. Savvy developers and seasoned investors are already starting to take advantage of laneway opportunities. Learn how to invest strategically and plan for this massive change to the Toronto housing landscape! We have an expert in the industry, Daniel Hall, coming to teach us all the critical elements of laneway housing. During this meetup we’ll answer questions like: - How do I avoid development fees - I heard the can cost upwards of $30k? - How can I avoid going to the Committee of Adjustments, adding months to my planning process? - What’s the fastest way to build a laneway house? Are there spec builds out there? - How can I identify a potential laneway property? What are the zoning rules? - I heard that you need to be near a fire hydrant, is that true? - What’s the best way to get services like water, sewage, and electricity to my laneway house? - What are the parking requirements for a laneway suite? You don't want to miss this opportunity to learn about laneway housing in Toronto!
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Laneway Housing! - 2019.08
- 3. Realty ManagementAdvisory Mentorship & Education & Consultation Acquisition of Investment Properties Design & Renovations Leasing & Property Management Renovations
- 5. @volitionproperties www.volitionprop.com Who is Volition? ● Certified Real Estate Investment Advisors ● Toronto’s Exclusive Investor Realtor for REIN Buyer’s Group ● Nominated for REIN’s Highest Award (Michael Millenear Leadership Award)… (and a bunch of other awards: SilverInvestment Award, Bronze Investment Award, Chairman’s Club, President’sClub, Top Producer, blah blah blah) ● $25M+ in personal holdings over 50 doors
- 6. @volitionproperties www.volitionprop.com We do normal stuff like listings and personal residence too! ● Why list with us? Investor advantage! ○ Active buyers / investor list ○ REIN Investor Database ○ REIN Buyers Group ○ The BEST marketing ■ Virtual 3D Dollhouse, Drone, Lifestyle video ■ Multiple languages, foreign investors ● We can also help you find your dream home! ○ Top 1% of all agents ○ Extensive local knowledge of one of your biggest investments ○ Combination personal residence and investment property
- 7. @volitionproperties www.volitionprop.com We do normal stuff like listings and personal residence too! Just listed this house - luxury renovation in Playter Estates / Riverdale Neighbourhood.
- 8. @volitionproperties www.volitionprop.com Volition Mastermind Chat Group ● Open to Investor clients & Advisory clients. ● Talk about news, tenant issues, share contacts, basically help navigate the difficulty of this investor world! Let us know if we missed you!!
- 9. @volitionproperties www.volitionprop.com FREE Monthly “REI Coffeehouse” Web Chat ● What: No format. No presentation. No script. Q&A. Real people with real problems. Occasionally guest speaker. Send in your questions beforehand, and then we’ll chat about them and get your questions answered. ● Why: “Meetup once a month isn’t enough! I need more networking, more Q&A time, more learning, more community, more like-minded people, more engagement!” ● When: 12pm-1pm during your work lunch break. Once a month (in between Meetups). ● How: Log on using Zoom.us (webcam & microphone). Scheduled thru Meetup.com (www.meetup.com/Volition) (1. Also, if you have any suggestions on the format, content, etc., let me know!) (2. If you have a suggestion on the SPECIFIC TIME other than the planned 12pm-1pm, also let us know!) ON HOLD!!
- 11. @volitionproperties www.volitionprop.com Our in-house Volition Ambassadors!
- 14. @volitionproperties www.volitionprop.com Market Update - Sales Volume
- 15. @volitionproperties www.volitionprop.com Market Update - New Listings
- 16. @volitionproperties www.volitionprop.com Market Update - Average Resale Home Price
- 19. @volitionproperties www.volitionprop.com Volition Metrics - Downtown municipalities
- 20. @volitionproperties www.volitionprop.com Volition Metrics - Downtown SF Detached
- 22. @volitionproperties www.volitionprop.com Volition Metrics - Uptown municipalities
- 23. @volitionproperties www.volitionprop.com Volition Metrics - Uptown SF Detached
- 26. @volitionproperties www.volitionprop.com https://www.thestar.com/business/2019/08/23/single-family-home-sales-jump-by-136-in-toronto.html Regulations designed to cool off the real estate market took their toll on new home sales in the Greater Toronto Area last year, but things are starting to look up again, according to data released Friday. There were 566 new single-family dwellings sold in the GTA in July, up 136 per cent from the same month last year, according to new numbers released by the Building Industry and Land Development Association (BILD). The number of new condos sold rose 22 per cent over the same period, with 2,297 units changing hands. “The market has been artificiallydepressed because of some of the regulatory measures, but we’re encouraged to see demand still being strong,” said David Wilkes, BILD’s president and CEO. “I remain very bullish because of the demand. This is an area where people want to live,” Wilkes added. The price of new single-family homes fell to $1,091,727 in July, a drop of 4.5 per cent over the past year. The price of condos rose to $838,824, an increase of 8.3 per cent. One of the biggest contributors to last year’s relative slump, Wilkes said, was the mortgage stress test introduced at the beginning of 2018 by the Office of the Superintendent of Financial Institutions (OSFI). Regulation B20 requires borrowers who pay a down payment of more than 20 per cent to demonstrate that they can afford a mortgage (or home equity line of credit) at two percentage points above the rate being offered, or the Bank of Canada’s 5-year benchmark, whichever is higher. The move was designed to cool off some of the country’s strongest real estate markets, including Toronto and Vancouver. Many buyers also hurried to buy homes before B20 came into force, meaning sales which would have otherwise happened in 2019 were shifted to late 2018, Wilkes said. “There was definitely a rush to close,” Wilkes said. With a federal election set for October, Wilkes is hopeful B20 will be tweaked. Among the changes called for by BILD and other real estate industry associations is making the 2 per cent a hard cap, which gets reduced as interest rates rise. So if rates go up by a quarter point, the stress test would add 1.75 points. The head of OFSI, however, has argued against changing B20 at all. The escalating cost of home ownership in Canada, and its knock-on effects to the economy and to society, is a problem — and it’s a problem that is proving very challenging to address,” OSFI’s assistant superintendent Carolyn Rogers said during a speech in February. “But the answer to this important problem cannot be more debt,” Rogers said. “Particularly, it cannot be more consumer debt, fuelled by lower underwriting standards.” Single-family home sales jump by 136% in Toronto
- 27. @volitionproperties www.volitionprop.com https://www.bnnbloomberg.ca/bmo-now-sees-bank-of-canada-october-rate-cut-amid-trade-woes-1.1307405 The Bank of Montreal has revised its interest rate outlook, predicting the Bank of Canada will cut in October amid heightened trade tensions between the United States and China. “Last week’s escalation in the trade war and growing evidence of the protectionist toll on the U.S. and global economies have tipped us into the rate-cut camp for the Bank of Canada’s Oct. 30 meeting,” BMO CapitalMarkets Senior Economist Sal Guatieri and Analyst Priscilla Thiagamoorthy wrote in a note to clients Tuesday. The BMO Economics team said they expect the central bank will set the stage for a rate cut at its next meeting on Sept. 4 with a dovish statement citing trade uncertainty. Meanwhile, BMO CapitalMarkets Chief Economist Douglas Porter said in a note Friday that if the Bank of Canada is going to move on rates, the Oct. 30 meeting seems the most logical, as it falls the week after the federal election and a day before the U.K.’s deadline to leave the European Union. Porter added investors have been “screaming” for rate cuts since the bank’s latest decision to stand pat in July, as economic risks have become “unbalanced.” He said BMO was “grappling mightily” with the market’s anticipation of a rate cut and maintained its view the central bank would remain patient. BMO Economics’ revised forecast on Tuesday comes days after U.S. President Donald Trump ordered U.S. companies to "immediately start looking for an alternative to China,” after China retaliated with higher tariffs on U.S. goods. The back-and-forth sent markets plummeting. However, Trump struck a softer tone at the G7 summit in Biarritz, France on Monday, claiming Chinese officials called saying they wanted to get back to the negotiating table, which China declined to confirm. Bank of Canada rate cut coming in October amid trade woes: BMO
- 29. @volitionproperties www.volitionprop.com Metrolinx and Infrastructure Ontario release Initial Business Case for Ontario Line subway https://blog.metrolinx.com/2019/07/25/metrolinx-and-infrastructure- ontario-release-initial-business-case-for-ontario-line-subway/ ProvenModern Technology ● Fully automated, driverless trains with modern signalling that enables high frequency service ● Similar technology being used in Paris, London and Singapore ● Shorter trains and platforms approximately 100 metres in length ● Up to 6 km of the route to be elevated or at grade in existing rail corridors, isolated from traffic which helps to significantly lower the cost of the project. Faster Commutes ● Up to 40 trains per hour, 90 seconds apart vs every two minutes, providing shorter wait times ● Travel time savings to Toronto neighbourhoods. More Connections ● 15 potential stations, including 6 interchange stations adding 17 new connections to GO Transit, existing subways and streetcars: ● Connecting to three GO lines ● Four connections to Line 1, 2 and Line 5-Eglinton Crosstown ● 10 connections to King, Queen and Gerrard streetcars
- 30. @volitionproperties www.volitionprop.com Metrolinx and Infrastructure Ontario release Initial Business Case for Ontario Line subway What do we care about as investors? ● What’s above vs below grade? ● When to buy? ● How far to buy from the station? ● How many people affected? (approx 150k) ● Tenant profile?
- 32. @volitionproperties www.volitionprop.com Recent Turnkey Acquisition Wallace Emerson Turnkey Triplex ● Purchased in June ● Price: $1.415M ● Monthly Expenses: $855 ● Monthly Mortgage: $4896 ● Rent: ○ Unit 1 (3BR): $2900 ○ Unit 2 (2BR): $2500 ○ Unit 3 (2BR): $1900 ● Cashflow: $1600 YR1 ROI: **33.5%** ● Close to transit ● Approximately ~10% growth from 2018 ● Close to malls ● The Next Big Revitalization Projects!!
- 33. @volitionproperties www.volitionprop.com Galleria On The Park Dufferin Grove
- 35. @volitionproperties www.volitionprop.com ● All calculated here! ● Our secret weapon! ● BOOKMARK IT ON YOUR PHONE/LAPTOP! Volition Investment Calculator
- 36. @volitionproperties www.volitionprop.com The Main Event - Laneway Housing!
- 37. @volitionproperties www.volitionprop.com Daniel Hall - Founding Principal - The Architect Builders Collaborative ● Daniel Hall, O.A.A. is the founding principal of The Architect Builders Collaborative Inc, a progressive Architecture and Design studio ● As a licensed carpenter, with the perspective of over 15 years hands-on experience building in addition to 20+ years of exploring architecture. Daniel ensures that our designs will be able to be built efficiently and cost-effectively. He has a good rapport with builders and is adept at drawing on the knowledge and skills of the tradespeople that will be building your project. ● The firm has been developing smart, eco-friendly prototypes for cost-effective Laneway Suites in Toronto. Daniel was invited to present our recent research and designs to an audience of professional planners, architects, and urban designers as part of the inaugural Spacing School of Urbanism seminar series. He regularly provides informational seminars on the ins-and-outs of Laneway Housing.
- 39. @volitionproperties www.volitionprop.com Sign up for Advisory! ● 60 Minute complimentary Advisory Consultation ● We will help you determine ○ Where you are at ○ Where you want to go ○ Help you build a customized plan to get there ● Sign up on the whiteboard ● We will reach out to you to schedule a session with our Advisory team
- 40. @volitionproperties www.volitionprop.com What do YOU want to learn about this year?
- 41. @volitionproperties www.volitionprop.com Next Month - Joint Ventures! ● Wednesday, September 18th, 2019 ● Learn how to invest with other people's money! ● Right here at Creeds!
- 44. @volitionproperties www.volitionprop.com ● Revisiting the Mutli Family BRRR ● Purchased Last Year ● Price: $1.182M ● Reno: $500,000 + $50,000 carry costs ● ARV: $2,007,600.00 ● Expected Rent: $9000 ● Expenses: $1000 ● Mortgage: $6945 ● Cashflow: $854 Real Life: "If you bought this 5 years ago..." now
Notas do Editor
- Who is Volition: We are a full-service, bespoke Real Estate Investment Firm. NO, we are not a REIT. YES, we are a firm whose mandate is to give you EVERYTHING YOU NEED to be successful in your real estate investing (except the money. We don’t give you the money). Think of us as the guys who… no matter what you’re looking for in the context of real estate investing, we can help. We offer you a bunch of services, and then we have strategic partnerships for the areas that we don’t cover (Financing is the biggest one, but also insurance, lawyers, accountants, home inspectors, etc.). What really differentiates us, however, is our Advisory practice. We get to know you, your life goals, what you’re trying to achieve, where are you at now… and then we co-create a strategy together towards you reaching those goals. That is really the missing piece in the real estate industry. Think about it. You want to invest in real estate. So you call up an agent (your buddy, your aunt, your grandma) and say “I want to buy a condo”. And they say “Great! Let’s go find you a condo!”. We don’t do that. We will take a step back and try to understand your context much more thoroughly, WHY you want to buy a condo, WHAT you’re trying to achieve, WHEN is your timeframe to achieving your goals. Only after understanding that, do we even START to talk about real estate, what to buy, where to buy, etc. and building a customized strategy for you that makes sense given your goals, available capital, existing portfolio, mortgage qualification ability, etc. A common one is “I want maximum cashflow”. Ok, if you want maximum cashflow, then go buy a student rental in butt-fuck nowhere. That will give you maximum cashflow. It will ALSO give you maximum headache. See what I mean? It’s too myopic to focus on such low-level “consumer” level thinking. We don’t operate down here. We operate up HERE. Higher order thinking. -------- We get asked all the time “Are you agents?”. Yes, we are agents, but we are so much more than that. We are not just service providers, we are SOLUTIONS providers. What I mean by that is that we provide EVERYTHING you need under our umbrella in order to for you to successful in your real estate investments.
- Our mandate is enabling YOU and supporting YOU in your real estate journey. Keep this in mind… because I want to ask it again at the end to see if you think that we are (or can be) “the eraser” for you. The team who is blazing the trail before you, removing obstacles for you, helping you move forward.
- Ok, Chris Law told us to spend more time on this slide. I actually feel really stupid talking about this stuff… it’s like those stupid billboards or advertisements on a bus shelter from those annoying agents. “#1 in Downtown”... and we never wanted to be THOSE guys. BTW if you look closely, you’ll realize that it’s often their BROKERAGE’s numbers or sales volumes, not their own. What makes us qualified to stand up here before you speaking to you about investing in Real Estate? We could very well be a bunch of hacks, right? Bunch of other awards/qualifications as well. President’s Award, Chairman’s award, Top Producer award, top 1% of all Realtors in Toronto, Featured speaker at International Real Estate Conferences, at other Real Estate conferences/Meetups in Toronto, speaker at REIN. And this is probably the most important thing… we’ve actually DONE it. We have sizable holdings value at $25M and over 50 doors. So we’ve been in the trenches, we’ve been investing long enough to been thru the up-cycles and down-cycles, and so we know how to build resilient portfolios that can stand the test of time.
- Why list with us? Investor advantage! An actual ACTIVE list of investors/buyers. Unlike an agent who claims to have 1000s of emails to their list, adds everyone under the sun even if he doesn’t know them, and actually hits no one. Personally reaching out to 10-20 of our active buyers is a helluva lot better than spamming 1000 emails that no one will read or pay attention to. REIN Investor Database. As senior REIN members, we have access to REIN’s investor MLS. It has the ability to get your property in front of the eyes of investors from not only all over Toronto, not only across Canada, but overseas as well. Exclusive Toronto Investor Realtor for REIN Buyer’s Group…. Being able to showcase your property at REIN meetings in Toronto and across the country, and with our relationships with Keyspire, we can get your property showcased to Keyspire members as well. Our photography and virtual tour services are second to none. There is both an art and a science to it. Knowing what to show, what to leave to the imagination. Using specialized techniques such as filtering and lighting, and close ups of key features, in order to appeal to the demographic that we are targetting, can do leaps and bounds for driving more traffic. So we can get more eyeballs on a listing, drive more showings, and drive more interest, ultimately we will get you a higher price. If you have a tenant, oh man, be prepared to deal with that fallout. Because of our investment experience, we have the expertise and knowhow in dealing with tenant situations, especially with sales. Knowing how to list it properly, how to minimize impact on tenant, N12 and affidvaits to protect you as the seller, setting tenant expectations, can they stay or will they have to move out, etc.? How to get top dollar. Maybe you need staging, maybe you don’t, or maybe you just need to declutter/depersonalize and they we can bring in light staging and work with what’s there. Maybe you need very specific and targetted renos, maybe you don’t. Maybe your target will be a builder or renovator or a developer. We walk you the entire process. Do you live there? Our approach will be different and tailored. Are you planning to sell this and buy and move into a new property? We know how to discuss with your mortgage broker to get you bridge financing, if you’re going to be carrying both properties, and how to line up and get the right closing date for the sale and for the purchase. Do you purchase first or sell first? We have answers. Staging? Our very own can help you there, and even coordinate everything viz a viz design & key targeted reno upgrades as well. And we haven’t even talked about our super Investor ability to decipher data and read trends. We analyze comps better than anyone else, we track pricing better than anyone else, and therefore can more accurately predict your outcome better than anyone else. And with that, combined with the most appropriate listing strategy, will ultimately give you confidence in being able to make your next move (i.e. how much capital you’re going to have for your next place, etc.). And we’ll be able to help you determine your capital gains, based on your tax returns and your building depreciation, etc. And if it’s actually an investment property? There’s no question. You’ll depend on our assistance to build detailed financial reports, knowing what to provide to the potentially interested buyer (lease agreements, tenant acknowledgements), whether or not to provide utility bills. What if we could get you a higher price, but you provide a VTB to the seller (i.e. you make more overall because of a higher selling price AND you make interest just like the bank, but you don’t collect it all at once… and it defers your capital gains taxes). Man, there are just SO MANY STRATEGIES and ways to optimize. All the services you need under one umbrella. The point being, because we are Investor Realtors and because of Volition, we do everything that a regular run of the mill Realtor does…. Just much, much, much better. We are in the top 1% of all Realtors in Toronto (Out of 50,000 agents in Toronto), which puts us in the "Super Agent" category (like Ari Gold from Entourage). Only 500 agents are in our segment. And only about 50 of those Realtors are "Investor Grade" realtors. We know who they are, and they know who we are! Personal Residence. Like it or not, your personal residence will probably be the most expensive purchase you’ll ever make in your life Like it or not, it’s an investment. A really big one. With our investor abilities and background, we can help you look for things that are not only important to you, and check off the things on your needs list, but also ensure that we can coming at it with our investor eye as well. Perhaps there are ways to make your personal residence work for you. Or perhaps we are looking for floorplans that give you the flexibility to easily put in a second unit Or perhaps we can help advise you on how to not JUST make your personal residence a money black hole, but make it work for you as well. House hacking, Maybe we would suggest a 2bdrm and renting out the other room. Is it worth spending extra to get a 2bdrm instead of 1bdrm condo? We have answers for you. Because we know the financials and economics, and we can also read the trends. We also know the trends and know how to analyze them in a meaningful way to be able to answer key questions, like “is this the right time to buy?”, or help provide you with relevant information from related topics such as financing/mortgages (Should I amortize longer or shorter? Should I get variable/fixed? Should I get a HELOC? Should I break my HELOC into two components so I can keep my books straight for the CRA? Should I register a collateral mortgage so I can reduce my legal fees later?) We know which segments are trending up and down, and we know which areas are providing more value. We also have the in house design capabilities to help you identify something that is under-utilized, but where it creates the opportunity for you to get it undervalued and create the value/opportunity thru targetted design & renovations. We have helped clients with very high-end (as well as obviously tenant grade), so we can cover the entire spectrum. We also know the value in using leveraging your personal residence in order to further your investment business. They are often intrinsically linked, and so this provides opportunities for us as Investor Realtors to add additional value in order to help paint the picture of how your Principle Residence Let’s say you were moving out of a house and into somewhere else (like a condo or you were renting or something). Did you know that you can keep your house as your primary residence for up to another 4 years? Florence?? Or… maybe you’re looking for a combination Primary Residence AND investment property (i.e. triplex and you live in one of the units). We can help you analyze various scenarios to see what works best for you.
- Why list with us? Investor advantage! An actual ACTIVE list of investors/buyers. Unlike an agent who claims to have 1000s of emails to their list, adds everyone under the sun even if he doesn’t know them, and actually hits no one. Personally reaching out to 10-20 of our active buyers is a helluva lot better than spamming 1000 emails that no one will read or pay attention to. REIN Investor Database. As senior REIN members, we have access to REIN’s investor MLS. It has the ability to get your property in front of the eyes of investors from not only all over Toronto, not only across Canada, but overseas as well. Exclusive Toronto Investor Realtor for REIN Buyer’s Group…. Being able to showcase your property at REIN meetings in Toronto and across the country, and with our relationships with Keyspire, we can get your property showcased to Keyspire members as well. Our photography and virtual tour services are second to none. There is both an art and a science to it. Knowing what to show, what to leave to the imagination. Using specialized techniques such as filtering and lighting, and close ups of key features, in order to appeal to the demographic that we are targetting, can do leaps and bounds for driving more traffic. So we can get more eyeballs on a listing, drive more showings, and drive more interest, ultimately we will get you a higher price. If you have a tenant, oh man, be prepared to deal with that fallout. Because of our investment experience, we have the expertise and knowhow in dealing with tenant situations, especially with sales. Knowing how to list it properly, how to minimize impact on tenant, N12 and affidvaits to protect you as the seller, setting tenant expectations, can they stay or will they have to move out, etc.? How to get top dollar. Maybe you need staging, maybe you don’t, or maybe you just need to declutter/depersonalize and they we can bring in light staging and work with what’s there. Maybe you need very specific and targetted renos, maybe you don’t. Maybe your target will be a builder or renovator or a developer. We walk you the entire process. Do you live there? Our approach will be different and tailored. Are you planning to sell this and buy and move into a new property? We know how to discuss with your mortgage broker to get you bridge financing, if you’re going to be carrying both properties, and how to line up and get the right closing date for the sale and for the purchase. Do you purchase first or sell first? We have answers. Staging? Our very own can help you there, and even coordinate everything viz a viz design & key targeted reno upgrades as well. And we haven’t even talked about our super Investor ability to decipher data and read trends. We analyze comps better than anyone else, we track pricing better than anyone else, and therefore can more accurately predict your outcome better than anyone else. And with that, combined with the most appropriate listing strategy, will ultimately give you confidence in being able to make your next move (i.e. how much capital you’re going to have for your next place, etc.). And we’ll be able to help you determine your capital gains, based on your tax returns and your building depreciation, etc. And if it’s actually an investment property? There’s no question. You’ll depend on our assistance to build detailed financial reports, knowing what to provide to the potentially interested buyer (lease agreements, tenant acknowledgements), whether or not to provide utility bills. What if we could get you a higher price, but you provide a VTB to the seller (i.e. you make more overall because of a higher selling price AND you make interest just like the bank, but you don’t collect it all at once… and it defers your capital gains taxes). Man, there are just SO MANY STRATEGIES and ways to optimize. All the services you need under one umbrella. The point being, because we are Investor Realtors and because of Volition, we do everything that a regular run of the mill Realtor does…. Just much, much, much better. We are in the top 1% of all Realtors in Toronto (Out of 50,000 agents in Toronto), which puts us in the "Super Agent" category (like Ari Gold from Entourage). Only 500 agents are in our segment. And only about 50 of those Realtors are "Investor Grade" realtors. We know who they are, and they know who we are! Personal Residence. Like it or not, your personal residence will probably be the most expensive purchase you’ll ever make in your life Like it or not, it’s an investment. A really big one. With our investor abilities and background, we can help you look for things that are not only important to you, and check off the things on your needs list, but also ensure that we can coming at it with our investor eye as well. Perhaps there are ways to make your personal residence work for you. Or perhaps we are looking for floorplans that give you the flexibility to easily put in a second unit Or perhaps we can help advise you on how to not JUST make your personal residence a money black hole, but make it work for you as well. House hacking, Maybe we would suggest a 2bdrm and renting out the other room. Is it worth spending extra to get a 2bdrm instead of 1bdrm condo? We have answers for you. Because we know the financials and economics, and we can also read the trends. We also know the trends and know how to analyze them in a meaningful way to be able to answer key questions, like “is this the right time to buy?”, or help provide you with relevant information from related topics such as financing/mortgages (Should I amortize longer or shorter? Should I get variable/fixed? Should I get a HELOC? Should I break my HELOC into two components so I can keep my books straight for the CRA? Should I register a collateral mortgage so I can reduce my legal fees later?) We know which segments are trending up and down, and we know which areas are providing more value. We also have the in house design capabilities to help you identify something that is under-utilized, but where it creates the opportunity for you to get it undervalued and create the value/opportunity thru targetted design & renovations. We have helped clients with very high-end (as well as obviously tenant grade), so we can cover the entire spectrum. We also know the value in using leveraging your personal residence in order to further your investment business. They are often intrinsically linked, and so this provides opportunities for us as Investor Realtors to add additional value in order to help paint the picture of how your Principle Residence Let’s say you were moving out of a house and into somewhere else (like a condo or you were renting or something). Did you know that you can keep your house as your primary residence for up to another 4 years? Florence?? Or… maybe you’re looking for a combination Primary Residence AND investment property (i.e. triplex and you live in one of the units). We can help you analyze various scenarios to see what works best for you.
- Our new venue!! We kept on hearing that people were coming directly from work, and that they wanted some food and drink… Please... patronize the venue. Food & drink. It's a new place, and it's super cool, and it needs our support. They also rent it out for events and stuff. And they want us to #hashtag it and stuff. I think it's Buck-A-Shuck oysters tonight… $1 oysters. And the beer selection is awesome, and I don't know if they have it here, but the sister restaurant Queen & Beaver has amazing hand chopped burgers… so the food here should be good too!
- http://www.trebhome.com/index.php/market-news/housing-market-charts CTRL-SHIFT-I “Sources” “Images”
- http://www.trebhome.com/market_news/housing_charts/index.htm http://www.trebhome.com/market_news/housing_charts/images/2017/12/chart_december17_3.jpg
- “Buyers started moving off the sidelines in the spring,” Jason Mercer, TREB’s chief market analyst, said in a statement. “However, because we saw virtually no change in the number of new listings, market conditions tightened and price growth picked up, especially for more higher density home types, which, on average, are less-expensive than traditional detached houses and therefore provide more affordable housing options.” http://www.trebhome.com/market_news/housing_charts/index.htm http://www.trebhome.com/market_news/housing_charts/images/2017/12/chart_december17_3.jpg
- Further zoom out
- Toronto Market Index shared on Volition Drive
- Will this continue? No. At the peak in 2017 the difference in the average price for a detached home and a condo was $700K In June 2019 that difference has shrunk to $450K. Prices getting to close.
- Should we buy properties that are along this proposed subway line? If so, when should we buy properties? How close should we buy properties?
- Should we buy properties that are along this proposed subway line? If so, when should we buy properties? How close should we buy properties?
- You can go to other meetups, and they’ll speak extensively about “the next deal” or the “hottest neighbourhoods” or “how much money they made on their last flip”. Not that we don’t go thru those things, but we firmly believe that your real estate investments should be rooted in fundamentals MORE than anything else. It will help ensure that you aren’t “chasing the shiny object” and are investing according to the economics of an area, not just because “cashflow looks good” or “it’s cheaper” or “I can get a good deal”. Make sense?
- Deep-dive, real-life, real-time analysis of your mortgage qualification ability As if it was a real consultation, and your application was really being underwritten. (Speaking of which, Vine Group is looking for an in-house underwriter. If you’re super smart and willing to learn, let me know and I’ll pass along his contact).