Real Estate Investing Morning Show ( REI Investment in Canada )

Hosted by Wayne & Gabby Hillier | Canadian Real Estate Investing Coaches / Mentors

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200

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Jul 2026

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About the show

"Real Estate Investing Morning Show" with Canadian investor power couple, Wayne and Gabby Hillier. We talk everything real estate. Joint Ventures, Landlording, Buying/Selling, Financing, Flipping, BRRRR, Multi-Family, Secondary Suites, Condominiums, Agreement For Sales, Rent to Own, Wholesaling. Not to mention, sharing routines and strategies that we've implemented into our lives that have helped us 10X our performance, our drive and our efficiency.

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July 27, 20261 hr 5 min

Ethical Off-Market Real Estate Deals: Helping Sellers Without Taking Advantage

Ethical Off-Market Real Estate Deals: Helping Sellers Without Taking Advantage Off-market real estate investing has a reputation problem. Too often, investors are taught to search for desperate homeowners, exploit difficult circumstances and negotiate the lowest possible price. In this episode, Wayne and Gabby explain why that approach is not only unethical—it is also unnecessary. This is Part 2 of their series on sourcing great off-market deals, but the focus goes beyond flyers, direct mail, bandit signs and websites. The bigger conversation is about how investors should conduct themselves when dealing with motivated sellers. Wayne explains the important difference between a desperate seller and a motivated seller. A motivated seller may need speed, certainty, flexibility or a creative solution. That does not mean an investor should use the situation to strip as much value away from them as possible. A good off-market deal should solve a real problem. The seller should receive the outcome they need, while the investor creates value through knowledge, creativity, market expertise and the ability to see opportunities others may overlook. Wayne and Gabby also discuss the uncomfortable reality that when an investor purchases a property below market value, the seller is receiving less. That makes integrity, transparency and self-awareness especially important. The goal should be to create wealth without manipulating people or building a business at someone else's expense. The episode also covers scalable lead-generation methods, including flyers, direct mail, bandit signs and websites, while examining the type of sellers those strategies attract and the responsibility investors have when those calls come in. 🧠 What You'll Learn The difference between motivated sellers and desperate sellers Why words like "desperate" reveal an investor's underlying mindset How to source off-market deals without exploiting homeowners Why a good transaction should create value for both sides The ethical responsibility that comes with buying below market value How market knowledge can create profit without aggressively lowering the seller's price Why investors should focus on solving problems instead of taking advantage of them How flyers and direct mail can generate off-market leads at scale The benefits and limitations of casting a wider marketing net Why bandit signs often attract homeowners experiencing fear, shame or urgency How to respond responsibly when a vulnerable seller contacts you When websites make sense for lead generation Why artificial intelligence has made online marketing easier—and more competitive How wholesalers and buy-and-hold investors should use different lead strategies Why long-term success should include integrity, reputation and a clear conscience 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches with approximately 15 years of experience. Through REI Masters, they help Canadian investors identify profitable opportunities, understand their markets and build sustainable portfolios without relying on misleading tactics, unrealistic promises or exploitative business practices. 💡 Resources & Contact Learn About the REI Masters Mentorship Program 🌐 www.reimasters.ca Get Your Copy of The 5% Rule™ Available on Amazon Contact the Show 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show streams live every weekday morning with Wayne and Gabby Hillier. 📅 Upcoming Events REI Masters Edmonton Real Estate Investing Bus Tour 📍 Edmonton, Alberta 📅 August 22, 2026 🌐 www.reimasters.ca/edmontonbustour Tour profitable Edmonton investment properties, including cash-flowing rentals and a multi-unit garden suite development. Learn how Wayne, Gabby and REI Masters students evaluate real deals based on cash flow, returns and risk. REIcon — The Summit Series 📅 September 11–13, 2026 🌐 https://reiconference.ca/ Hosted by Calvin Realty Edmonton Garden Suites 101, originally scheduled for July 25, 2026, was cancelled. A new date will be announced. 🤝 Sponsors Calvin Realty Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 23, 20261 hr 3 min

Sourcing Great Off-Market Real Estate Deals (Part 1)

Some of the best real estate deals never make it onto the MLS. In Part 1 of this series, Wayne and Gabby break down how investors can source great off-market real estate deals by speaking directly with property owners, building relationships and being willing to knock on doors. Wayne explains why many investors hide behind websites, flyers, signs and marketing campaigns instead of doing the actual work of talking to sellers. Those tools may help generate leads, but the real opportunity is usually created through a direct conversation. He also shares how a personal connection led him to a turnkey rental property that he purchased approximately 25% below market value. The sellers needed a fast and reliable sale so they could access their equity and start a business. By understanding their motivation, closing quickly and creating a solution that worked for both sides, Wayne secured an exceptional investment without aggressively grinding down the sellers. This episode also explores why market knowledge matters. A property that looks average to most investors can become an incredible opportunity when you understand the neighbourhood, rental demand and true value better than everyone else. 🧠 What You'll Learn Why some of the best real estate deals are found off market Why sourcing deals ultimately comes down to speaking with property owners The difference between door knocking and simply delivering flyers Why investors often hide behind websites, branding and marketing How Wayne purchased a turnkey rental approximately 25% below market value Why understanding the seller's motivation matters more than aggressive negotiation How to create off-market transactions where both sides benefit Why face-to-face conversations reveal more than text messages or emails How tone, facial expressions and body language help uncover seller priorities A simple approach for starting conversations with homeowners How to follow up with owners who may be interested in selling later Why one homeowner may introduce you to several other potential sellers How market expertise helps investors recognize opportunities others miss Why taking the meeting or visiting the property can lead to your best deals 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches with approximately 15 years of experience. Through REI Masters, they help Canadian investors source opportunities, analyze properties, structure profitable deals and build sustainable real estate portfolios. 💡 Resources & Contact Learn About the REI Masters Mentorship Program 🌐 www.reimasters.ca Get Your Copy of The 5% Rule™ Available on Amazon Contact the Show 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show streams live every weekday morning with Wayne and Gabby Hillier. 📅 Upcoming Events Edmonton Garden Suites 101 📍 Edmonton, Alberta 📅 July 25, 2026 🌐 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour 📅 August 22, 2026 🌐 www.reimasters.ca/edmontonbustour REIcon — The Summit Series 📅 September 11–13, 2026 🌐 https://reiconference.ca/ Hosted by Calvin Realty 🤝 Sponsors Calvin Realty Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 22, 20261 hr 5 min

Our Rental Property Was Broken Into—Then the Basement Flooded

Our Rental Property Was Broken Into—Then the Basement Flooded A break-in at one of our vacant Edmonton rental properties quickly turned into a much larger disaster. After entering through a basement window, the intruder appears to have shut off the electrical panel—possibly to disable the security system. Unfortunately, that also shut off the sump pump that had been keeping the basement dry during Edmonton's extremely wet summer. By the time our contractor arrived, his tools had been stolen and the entire basement was covered in water. In today's episode, we share the bizarre series of events, how we responded and why unexpected disasters are part of building a large rental portfolio. We also discuss the systems, reserve funds, experience and support investors need to remain calm when something goes wrong. Real estate investing is not completely passive, and problems are inevitable. The goal is not to eliminate every possible risk. It is to understand the risks, prepare for the most likely outcomes and build the confidence to handle whatever happens next. 🧠 What You'll Learn How a property break-in caused an Edmonton basement to flood Why shutting off the electrical panel also disabled the sump pump The additional challenges Alberta property owners are facing during a summer of heavy rainfall Why owning more properties naturally exposes you to more repairs, emergencies and unusual situations How strong systems and reliable contractors make portfolio problems easier to manage Why every rental property should have a healthy reserve fund The difference between blindly taking a risk and making a calculated investment decision How knowledge and experience create confidence during stressful situations Why investors must focus on what they can control and let go of what they cannot How coaching and community help investors prepare for problems before they personally experience them 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and coaches with approximately 15 years of experience building and managing rental properties. Through REI Masters, they help Canadian investors find profitable opportunities, build strong portfolios and develop the knowledge, systems and confidence required to succeed over the long term. 💡 Resources & Contact Learn About the REI Masters Mentorship Program 🌐 www.reimasters.ca Get Your Copy of The 5% Rule™ Available on Amazon Contact the Show 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show streams live every weekday morning with Wayne and Gabby Hillier. 📅 Upcoming Events Edmonton Garden Suites 101 📍 Edmonton, Alberta 📅 July 25, 2026 🌐 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour 📅 August 22, 2026 🌐 www.reimasters.ca/edmontonbustour REIcon — The Summit Series 📅 September 11–13, 2026 🌐 https://reiconference.ca/ Hosted by Calvin Realty 🤝 Sponsors Calvin Realty Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 21, 202659 min

The 35% Rent-to-Income Rule for Tenant Screening

🎧 The 35% Rent-to-Income Rule for Tenant Screening Tenant screening is one of the most important parts of owning rental properties—and one of the most stressful. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down one of the most important rules they use when deciding whether to approve a tenant: the 35% Rent-to-Income Rule. The idea is simple: the rent should not exceed 35% of the tenant's gross monthly household income. This rule helps landlords determine whether a tenant can realistically afford the property—not just on a perfect month, but when life happens. Wayne and Gabby explain why most tenants do not wake up one day and decide not to pay rent. In most cases, missed rent starts with an affordability problem. A job loss, reduced hours, car repair, sick child, vet bill or unexpected expense can quickly create a cash-flow crisis for tenants who were already stretched too thin. This episode explains how landlords can use affordability as one of the strongest tenant screening filters, while also protecting good tenants from moving into a property they may not truly be able to afford. 🧠 What You'll Learn Why tenant screening feels so risky for new landlords Why affordability is one of the most important screening factors Why good tenants can still default if the rent is too high How Wayne and Gabby use the 35% Rent-to-Income Rule Why rent should not exceed 35% of gross monthly household income How to calculate rent-to-income quickly Why the rule applies to total household income, not just one applicant Why credit score, references and background checks are not enough How tenant debt payments can change the affordability picture Why vehicle loans, credit cards and lifestyle spending matter Why landlords should avoid bending their rules for "nice people" How affordability protects both the landlord and the tenant Why Canada's affordability crisis is making tenant screening harder How rent levels can reveal whether your property fits the tenant profile Why buying the right rental property starts with understanding who can afford it 📊 The 35% Rent-to-Income Rule Wayne and Gabby use a simple affordability test: Monthly Rent ÷ Gross Monthly Household Income = Rent-to-Income Ratio The rent should ideally be 35% or less of the household's gross monthly income. Example: Rent: $2,000/month Gross household income: $6,500/month $2,000 ÷ $6,500 = 30.7% That tenant would pass the initial affordability test because the rent is below the 35% threshold. But this rule is not the end of the screening process. It is the first major filter. Landlords still need to review: Credit report Employment and income verification Debt obligations Landlord references Background checks Lifestyle affordability Overall tenant profile 🏡 Why This Rule Matters Wayne explains that landlords are not just screening out "bad tenants." They are trying to avoid placing good people into bad financial situations. A tenant may have a great job, good references and strong intentions, but if the rent is too high compared to their income, one unexpected event can create a missed payment. That creates stress for the tenant and the landlord. The 35% rule helps identify whether there is enough room in the tenant's budget to handle normal life disruptions without immediately putting the rent at risk. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using strong tenant screening systems, rental property fundamentals, cash-flow analysis and risk reduction strategies. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help Canadian investors buy better properties, screen better tenants, manage risk and build sustainable real estate portfolios. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Want help learning how to screen tenants, analyze rental properties or self-manage your portfolio? Book a one-on-one coaching call: 🌐 www.reimasters.ca Learn how to analyze rental property cash flow using Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Available on Amazon. Have a real estate investing question you would like answered on the show? 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour REIcon: The Summit Series September 11–13, 2026 Hosted by Calvin Realty 🌐 https://reiconference.ca/ 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 20, 20261 hr 3 min

Why Every Real Estate Deal Needs a Backup Plan

*]:pointer-events-auto R6Vx5W_threadScrollVars scroll-mb-[calc(var(--scroll-root-safe-area-inset-bottom,0px)+var(--thread-response-height))] scroll-mt-[calc(var(--header-height)+min(200px,max(70px,20svh)))]" dir="auto" data-turn-id= "request-6a4e6bd9-b770-83e8-b730-324004da771f-6" data-turn-id-container= "request-6a4e6bd9-b770-83e8-b730-324004da771f-6" data-testid= "conversation-turn-102" data-turn="assistant"> 🎧 Why Every Real Estate Deal Needs a Backup Plan Real estate investing does not always go according to plan. That is why experienced investors do not just look at the upside—they build backup plans before they ever enter the deal. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby share a real-life example from one of their rent-to-own properties where the tenant buyer decided not to move forward with the purchase. For many investors, that could create panic. But because Wayne and Gabby had already planned for that possibility, the deal still worked. Instead of being forced to sell at the wrong time or accept a bad outcome, they were able to pivot, turn the property into a regular rental, increase the monthly rent, improve cash flow and keep the property as a stronger long-term asset. Wayne also explains how this same thinking applies across real estate investing, from flooded basements and insurance claims to rent-to-own agreements, tenant issues, reserve funds and market cycles. The key lesson is simple: before buying any property, investors need to know what they will do if Plan A does not work. 🧠 What You'll Learn Why every real estate deal needs a backup plan Why assuming everything will go perfectly is dangerous How Wayne thinks through multiple outcomes before buying Why systems reduce panic when problems happen How reserve funds protect investors during unexpected events Why the 5% Rule™ helps investors weather storms What Edmonton's heavy rain taught landlords about preparation Why proper cash flow matters during emergencies How rent-to-own deals can go off track Why rent-to-own is an option to purchase, not an obligation What happens when a tenant buyer walks away Why documentation and email paper trails matter How to respond when a tenant buyer wants out Why a rent-to-own property should still work as a regular rental How Wayne and Gabby turned a failed rent-to-own into a stronger rental Why market timing matters when deciding whether to sell or hold How rental demand can change the best exit strategy Why backup plans can sometimes become more profitable than Plan A 🏡 Featured Deal: Rent-to-Own Backup Plan Wayne and Gabby had a rent-to-own property where the tenant buyers were several years into the program. The tenant buyers were good people, made their payments, followed the program and were on track. But eventually, they reached out and asked what would happen if they decided not to continue. Because rent-to-own gives the tenant buyer an option to purchase—not an obligation—they were allowed to walk away. Instead of panicking, Wayne and Gabby reviewed their options: Sell the property Re-list it as another rent-to-own Renovate and sell Rent it for six months and sell later Add it to the long-term rental portfolio Because the property still passed the 5% Rule™ and rental demand had increased, they chose to keep it as a rental property. 📊 Key Lesson From the Episode Wayne explains that when they originally structured the rent-to-own deal, they made sure the property would still work as a rental if the tenant buyer did not purchase. That backup plan became critical. When the tenant buyer walked away, the property had increased in value, the market rent had increased by approximately $300 per month, and the property became a stronger long-term hold. Instead of losing money, the failed rent-to-own created a more profitable outcome. 🌧️ Why Reserves Matter Wayne and Gabby also discuss the recent heavy rain and flooding in Edmonton. Several landlords are dealing with water issues, flooded basements, insurance claims and expensive remediation. Wayne explains that this is exactly why investors need strong cash flow, proper reserves and systems in place before problems happen. You cannot predict every storm—but you can build a portfolio that can survive one. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using strong fundamentals, creative deal structuring, rent-to-own strategies, joint venture partnerships, reserve planning and long-term cash-flow systems. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors reduce risk, build profitable portfolios and make smarter real estate decisions. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Learn how to analyze cash flow using Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Available on Amazon. Have a real estate investing question you would like answered on the show? 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour REIcon: The Summit Series September 11–13, 2026 Hosted by Calvin Realty 🌐 https://reiconference.ca/ 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 17, 20261 hr 16 min

How to Save for Your First Real Estate Down Payment

*]:pointer-events-auto R6Vx5W_threadScrollVars scroll-mb-[calc(var(--scroll-root-safe-area-inset-bottom,0px)+var(--thread-response-height))] scroll-mt-[calc(var(--header-height)+min(200px,max(70px,20svh)))]" dir="auto" data-turn-id= "request-6a4e6bd9-b770-83e8-b730-324004da771f-1" data-turn-id-container= "request-6a4e6bd9-b770-83e8-b730-324004da771f-1" data-testid= "conversation-turn-92" data-turn="assistant"> 🎧 How to Save for Your First Real Estate Down Payment Getting the first down payment is one of the biggest hurdles for new real estate investors. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby talk about how aspiring investors can start finding the money for their first home or rental property—not by chasing complicated strategies, but by looking at where money is already leaking out every month. Wayne explains why many Canadians feel stuck financially, even when they are earning decent income. Money comes in, automated payments go out, and before they know it, there is nothing left to put toward a down payment. This episode is a wake-up call for anyone who wants to buy their first property but keeps feeling like they cannot get ahead. Wayne and Gabby discuss the everyday spending habits that quietly drain thousands of dollars per year, including groceries, eating out, delivery apps, subscriptions, rent, lifestyle inflation and vehicle payments. They also explain why buying your first home intentionally can become a major stepping stone toward future real estate investing. Instead of buying only for lifestyle, new buyers can choose a property that may later become a rental property, allowing them to build equity, save for the next move and get their first piece on the board. 🧠 What You'll Learn Why saving the first down payment is often the hardest part Why making more money is not always the first solution How to find money that is already leaking out every month Why automated payments make spending harder to notice How groceries have become a major hidden expense Why eating out and food delivery can quietly destroy savings How subscriptions and apps drain money in the background Why rent and housing choices can make or break your savings plan How vehicle payments can delay your investing journey Why lifestyle decisions often matter more than income How buying your first home can become your first rental property Why a first property should be chosen with future investing in mind How a 5% down payment on a personal residence can be a major advantage Why getting your first property gives you a piece on the board How equity growth can help fund future down payments Why temporary sacrifice can change your family's financial trajectory 🏡 The First Property Strategy Wayne explains that if you do not yet own a home, your first purchase can be part of your real estate investing plan. Instead of buying a "forever home" right away, you may be able to buy a practical first home that works for your current lifestyle and could later become a rental property. That first home can help you: Enter the market with a smaller down payment Build equity over time Learn how property ownership works Create your first future rental property Use equity later for the next purchase Start building long-term wealth through real estate The goal is not just to buy a house. The goal is to make your first purchase intentional. 💸 Where the Money May Be Leaking Wayne and Gabby discuss several areas where many people may be losing thousands of dollars per year without realizing it: Groceries Food costs have increased dramatically, and small grocery decisions can add up quickly. Eating Out and Delivery Apps Restaurants, SkipTheDishes, fast food, coffee, ice cream and convenience meals can quietly consume a large part of the monthly budget. Housing Choices Living in a more expensive rental or larger home than necessary can delay your ability to save. Apps and Subscriptions Streaming platforms, premium apps, yearly renewals and forgotten subscriptions can continue charging in the background. Vehicle Payments Expensive vehicles, high-interest loans, depreciation, insurance and repairs can become one of the biggest barriers to building wealth. Wayne's message is not that people need to live cheaply forever. The point is to make temporary sacrifices long enough to get the first down payment and start building momentum. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio while using real estate to create flexibility, wealth, freedom and opportunity for their family. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors learn how to buy better properties, manage risk, raise capital, build systems and grow sustainable real estate portfolios. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Want help figuring out what type of first property to buy or how to build your real estate investing plan? Book a one-on-one coaching call: 🌐 www.reimasters.ca Have a real estate investing question you would like answered on the show? 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour REIcon: The Summit Series September 11–13, 2026 Hosted by Calvin Realty 🌐 https://reiconference.ca/ 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 16, 20261 hr 8 min

Real Estate Investing Q&A Garden Suites, Financing and Scaling Your Portfolio

*]:pointer-events-auto R6Vx5W_threadScrollVars scroll-mb-[calc(var(--scroll-root-safe-area-inset-bottom,0px)+var(--thread-response-height))] scroll-mt-[calc(var(--header-height)+min(200px,max(70px,20svh)))]" dir="auto" data-turn-id= "request-6a4e6bd9-b770-83e8-b730-324004da771f-18" data-turn-id-container= "request-6a4e6bd9-b770-83e8-b730-324004da771f-18" data-testid= "conversation-turn-82" data-turn="assistant"> 🎧 Real Estate Investing Q&A: Garden Suites, Financing and Scaling Your Portfolio Today's episode of the Canadian Real Estate Investing Morning Show is a live real estate investing Q&A session with Wayne and Gabby. Instead of focusing on one single topic, Wayne and Gabby answer several questions from Canadian real estate investors about Edmonton garden suites, construction financing, commercial financing, refinancing, mortgage strategy and how to scale a real estate portfolio more intentionally. They also share an update on a new Edmonton townhouse rental property they are taking possession of, including how they were able to secure a tenant before even getting the keys. The property received strong demand, multiple quality applications and was rented quickly because of the location, property type and strong marketing. The main discussion then turns to multi-unit garden suites in Edmonton, including how to determine what can be built on a lot, why more units can improve the cost-per-door, how commercial financing may apply, and why investors need to understand the financing strategy before starting the project. Wayne also explains why commercial financing is available for residential properties purchased inside a corporation, why it often comes with less favourable terms than residential financing, and why investors should be intentional from day one when building a mortgage and financing roadmap. 🧠 What You'll Learn Why live Q&A episodes can be extremely valuable for investors How Wayne and Gabby rented a property before taking possession Why strong marketing matters when filling vacancies Why location and property type still drive tenant demand How multi-unit garden suites differ from traditional garage suites How to determine how many garden suite units may fit on a lot Why zoning, setbacks, height limits and lot size matter Why more units can reduce the cost-per-door Why Edmonton garden suites may work better than Calgary right now How Edmonton Garden Suites Ltd. is helping investors use tested models How construction financing can work for garden suite projects Why proof of concept was needed before lenders became comfortable How a garden suite project can resemble a BRRRR strategy Why commercial financing can be used on residential properties Why commercial financing often has stricter terms and ratios Why personal residential financing may be better early in an investor's journey How joint venture partners can help investors access better financing Why mortgage strategy should be planned from day one Why the order of lenders can matter when scaling a portfolio Why an investor-focused mortgage broker is essential 🏡 Garden Suite Q&A Wayne explains that many investors think of a garden suite as either a single ground-level unit or a garage suite above a detached garage. But in Edmonton, investors may be able to build multi-unit garden suites, depending on the zoning, lot size, setbacks, height restrictions and building requirements. Wayne and Gabby discuss models such as: Ground-level garden suites Garage suites Duplex garden suites Four-unit garden suites The larger opportunity comes from maximizing the number of units where the lot and numbers support it. More units can reduce the overall construction cost per door and potentially create stronger cash flow and stronger returns. 🏦 Financing Discussion A listener asked whether a residential property could be purchased using commercial financing if the investor planned to build four garden suites immediately. Wayne explains that commercial financing is not limited only to properties that already have five or more units. Investors can sometimes obtain commercial financing on residential properties, especially when buying through a corporation. However, commercial financing can come with trade-offs, including: Shorter amortizations Lower loan-to-value ratios Higher fees Stricter debt-service requirements More difficult qualification rules Wayne explains why many investors should use strong residential financing options first, then consider commercial financing or joint venture strategies as they scale. 🏘️ New Property Update Wayne and Gabby also share that they are taking possession of another Edmonton townhouse rental property. Before even receiving the keys, they were able to secure a signed lease and first month's rent from a tenant who had originally applied for another property in the same complex. This reinforces the importance of: Buying in strong locations Choosing rental properties tenants actually want Creating strong rental listings Responding quickly to tenant demand Having systems in place to manage vacancies efficiently 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using strong fundamentals, cash-flow analysis, creative deal structuring, joint venture partnerships and long-term portfolio planning. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors understand real estate strategy, financing, deal analysis, property management, capital raising and portfolio growth. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Learn more about Edmonton garden suite opportunities: 🌐 www.edmontongardensuites.com Have a real estate investing question you would like answered on the show? 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour REIcon: The Summit Series September 11–13, 2026 Hosted by Calvin Realty 🌐 https://reiconference.ca/ 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 15, 20261 hr 12 min

What to Do When Your Rental Property No Longer Cash Flows

🎧 What to Do When Your Rental Property No Longer Cash Flows What should you do when a rental property that once made sense no longer cash flows? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer a listener email from a newer investor who bought properties that no longer produce positive cash flow after rents dropped. The listener was told by their previous coach to simply sell and start over, but selling now could potentially mean accepting a major loss. Wayne breaks down why selling is not always the best first move, how to think through the numbers, and what creative options may help an investor ride out a difficult period without immediately locking in a loss. This episode covers the importance of buying properties with strong cash flow from day one, why cash flow should be treated as a risk cushion rather than income, and how investors can use tools like rent optimization, separate garage rentals, pet rent, mortgage re-amortization, skip payments, secondary suites, or even multi-unit garden suites to improve a struggling property's position. 🧠 What You'll Learn Why some rental properties stop cash flowing Why selling immediately may lock in a loss How to think through equity, mortgage paydown and transaction costs Why cash flow is your protection against rental market changes How lower rents can expose weak investment fundamentals Why the 5% Rule™ matters when buying rental properties How to decide whether to sell or hold a struggling property Why time can help real estate recover if you can ride out the storm How rent cycles and vacancy rates affect investors Creative ways to increase income on a property How renting a garage separately may help cash flow Why allowing pets and charging pet rent may be worth considering How mortgage re-amortization can reduce monthly payments How skip payments may offer temporary relief When adding a basement suite may help When adding a garden suite may protect a weak property Why multi-unit garden suites can create a stronger cash-flow cushion How to avoid repeating the same mistake on future purchases 📊 Key Lesson From the Episode Wayne explains that a rental property loss is not fully realized until the property is sold. If an investor sells during a bad moment, they may lock in a major loss. But if they can safely hold the property, rents may recover, the mortgage may continue to pay down, and property values may rise over time. The key is whether the investor has enough cash flow, reserves, income or creative options to survive the difficult period. 💡 Possible Solutions Discussed Wayne and Gabby walk through several possible ways to relieve pressure on a property that no longer cash flows: Review whether the rent is truly at market value Rent the garage separately if appropriate Consider allowing pets and charging pet rent Re-amortize the mortgage to reduce monthly payments Ask the lender about skip-payment options Add a basement suite if the numbers support it Add a garden suite or multi-unit garden suite if the lot and numbers work Hold long enough for mortgage paydown, rent growth and market recovery None of these are one-size-fits-all solutions. The correct answer depends on the property, financing, equity, rental income, market value and the investor's ability to carry the shortfall. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio using simple fundamentals, strong cash-flow analysis, creative deal structuring and long-term thinking. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors avoid costly mistakes, analyze deals properly, manage risk and build sustainable real estate portfolios. 💡 Resources & Contact Want Wayne to look at your deal or help you work through a property that is not performing? Book a one-on-one coaching call: 🌐 www.reimasters.ca Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Learn how to measure rental property cash flow with Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Available on Amazon. Have a real estate investing question you would like answered on the show? 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour REIcon: The Summit Series September 11–13, 2026 Hosted by Calvin Realty 🌐 https://reiconference.ca/ 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 15, 20261 hr 15 min

Why We're Betting Big on Edmonton Garden Suites

🎧 Why We're Betting Big on Edmonton Garden Suites Edmonton garden suites may be one of the strongest real estate investing opportunities in Canada right now—but only if the numbers, property, layout, financing and strategy are handled properly. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby explain why they are betting big on Edmonton garden suites, and more specifically, multi-unit garden suites. Wayne shares the backstory of spending nearly two years researching, testing, designing and refining the strategy before bringing it to investors. They discuss why Edmonton is uniquely positioned for this opportunity, why affordable land matters, how strong rents support the investment, and why the City of Edmonton's current support for gentle density creates a window of opportunity. They also explain why a traditional one-unit garage suite may not always produce the strongest numbers, why multi-unit garden suites can create significantly more income, and how moving a property into the five-plus-unit category can change the valuation conversation. This episode also compares garden suites to basement suites and older multifamily apartments, highlighting why above-grade, private, newly built rental units may be more desirable for many tenants. 🧠 What You'll Learn Why Wayne and Gabby are focused on Edmonton garden suites Why Edmonton is one of the best markets for this strategy How affordable land helps make the numbers work Why Calgary does not currently offer the same opportunity Why City of Edmonton zoning and density rules matter Why this may be a limited window for investors How garden suites can create strong monthly cash flow Why cash flow is a key risk mitigator How garden suites compare with basement suites Why above-grade rentals may be more attractive to tenants Why older multifamily buildings are not always the best competition How tenant profile and location affect demand Why multi-unit garden suites can perform better than single garage suites How five or more units can change the valuation approach Why forced appreciation is a major part of the opportunity How a four-unit garden suite can create significant equity Why getting the right guidance, design and builder matters How Edmonton Garden Suites Ltd. is helping investors build these projects 💡 Featured Strategy: Multi-Unit Garden Suites Wayne explains that the opportunity is not simply about building one garage suite in a backyard. The larger opportunity is in designing the property so it can support multiple rental units, potentially bringing the total number of units on the property to five or more. That can create: More monthly rental income Stronger cash flow Better use of existing land More attractive tenant options Potential forced appreciation A stronger long-term investment asset Wayne also explains why this strategy requires the right lot, the right layout, the right construction costs, the right rents and the right market. 🏡 Edmonton Garden Suites 101 Wayne and Gabby are hosting an in-person workshop in Edmonton for investors who want to learn more about this strategy. They will cover lot requirements, financing, construction considerations, rental demand, investor numbers, and how to determine what may be possible on a residential lot. Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 You can also learn more about available models and book a consultation through Edmonton Garden Suites Ltd.: 🌐 www.edmontongardensuites.com 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have built and self-managed a growing rental property portfolio while developing strategies focused on cash flow, forced appreciation, risk reduction and long-term wealth building. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors learn how to find better deals, structure investments properly, raise capital, manage properties remotely and build sustainable real estate businesses. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Learn how to self-manage your rental properties remotely through the REI Masters Remote Property Management Course: 🌐 www.reimasters.ca Have a real estate investing question you would like answered on the show? 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour REIcon: The Summit Series September 11–13, 2026 Hosted by Calvin Realty 🌐 https://reiconference.ca/ 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca

July 13, 20261 hr 17 min

Loan or Partnership? The Smarter Way to Fund a Rental Property Down Payment

🎧 Loan or Partnership? The Smarter Way to Fund a Rental Property Down Payment What should you do when you find a strong rental property deal but do not have enough money for the full down payment? In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby answer a listener's question about using a friend's money to complete a real estate purchase. Should the money be structured as a loan with interest, or should the investor bring the friend into the deal as a joint venture partner? Wayne breaks down the questions that need to be answered before choosing either option, including how the loan would be secured, whether the payments are sustainable, how the lender would be repaid, whether the mortgage lender permits borrowed down-payment funds, and how the responsibilities and profits would be divided in a partnership. They also explain why borrowing the down payment can quickly eliminate the cash flow from an otherwise profitable rental property—and why a properly structured partnership may offer a safer path to growing a larger portfolio. 🧠 What You'll Learn The difference between borrowing down-payment money and forming a partnership Why the most profitable-looking option may not be the safest How a private loan should be secured What collateral may protect the person lending the money Why the interest cost must be included in the property's cash-flow analysis How monthly loan payments can increase investment risk Why every borrowed down payment needs a clear repayment strategy Whether banks allow borrowed funds to be used for a down payment Why lenders need to know the source of the investor's funds How long-term partnerships differ from short-term loans Why trust is essential when partnering with a friend How responsibilities and decision-making authority should be divided Why detailed joint venture agreements are necessary What both partners should understand before going on a mortgage together Why loans may work better for short-term value-add projects Why partnerships are often safer for long-term buy-and-hold properties How joint ventures can help investors scale beyond one property 📊 The Cash-Flow Example Wayne uses a simplified example of a $200,000 Edmonton townhouse requiring a $40,000 down payment. If the property produces approximately $500 per month in cash flow, but the investor borrows the $40,000 at 15% annual interest, the interest payment would also be approximately $500 per month. That means the property's entire cash flow could be consumed by the cost of borrowing the down payment—before accounting for repairs, vacancies or unexpected expenses. 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. They have used joint venture partnerships for more than a decade to grow their rental property portfolio. Through REI Masters and the Canadian Real Estate Investing Morning Show, they help investors analyze deals, structure partnerships, reduce risk and build sustainable real estate businesses. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Book a one-on-one coaching call, explore courses or learn more about joint venture investing: 🌐 www.reimasters.ca Learn how to measure rental property cash flow with Wayne's book: The 5% Rule™: A Cash Flow Test for Canadian Real Estate Investors Available on Amazon. Have a real estate investing question you would like answered on the show? 📧 info@reimorningshow.com The Canadian Real Estate Investing Morning Show broadcasts live every weekday morning on YouTube. 📅 Upcoming Events Edmonton Garden Suites 101 Edmonton, Alberta July 25, 2026 www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour 🤝 Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team 🌐 www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. 🌐 www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. 🌐 www.kbmortgages.ca 📧 keaton@kbmortgages.ca