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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"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 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

July 10, 20261 hr 3 min

Edmonton Real Estate Market Update: More Listings, Less Competition and New Opportunities

🎧 Edmonton Real Estate Market Update: More Listings, Less Competition and New Opportunities The Edmonton real estate market is shifting—and that is creating a very different environment for buyers, sellers and real estate investors. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby are joined by Calvin Hexter of Calvin Realty for a detailed discussion about what is happening across the Edmonton market in July 2026. Inventory has climbed significantly compared with the same time last year, more properties are sitting on the market, and buyers have more options and negotiating power. At the same time, many sellers are beginning to adjust their expectations as the market moves closer to balanced conditions. The conversation also explores why July may offer a temporary window of opportunity for investors, how summer travel and weather can influence buyer activity, and why September could bring another wave of demand. Calvin also shares practical guidance on where investors should begin, why location and a clearly defined buy box matter, and how to avoid overcomplicating the real estate investing process. 🧠 What You'll Learn Why Edmonton real estate inventory has increased How the current market compares with July 2025 Why more listings create stronger negotiating opportunities What rising inventory means for buyers and sellers Why some Edmonton properties are sitting longer How summer vacations and delayed plans affect buyer activity Why July may be an attractive buying window Why demand could return more aggressively in September How seller expectations and buyer expectations are separating Why investors should make offers based on their required numbers How seller financing and rent-to-own structures may bridge pricing gaps Why location should come before strategy How to identify the right Edmonton neighbourhoods for your goals Why investors need a clear buy box How overcomplicating the process leads to poor decisions Why the fundamentals still matter most in real estate investing 👤 About Today's Guest Calvin Hexter is an Edmonton investor-focused Realtor and the founder of Calvin Realty. Calvin and his team work with homeowners and real estate investors throughout Edmonton and Alberta. Their approach combines market data, neighbourhood analysis, investor education and practical acquisition strategies to help clients make informed decisions. Learn more, explore the Edmonton investor desirability map and connect with the team: 🌐 www.calvinrealty.ca 👥 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 helping investors identify strong opportunities, improve cash flow and reduce risk through REI Masters and the Canadian Real Estate Investing Morning Show. 💡 Resources & Contact Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Explore REI Masters courses, workshops and real estate investing resources: 🌐 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 REI Conference Summit Series September 11–13, 2026 www.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 9, 202656 min

The Tenant Screening System Every Landlord Needs

🎧 The Tenant Screening System Every Landlord Needs A strong tenant screening process can protect your rental income, reduce turnover, prevent unnecessary damage, and make owning rental properties far less stressful. In today's episode, Wayne and Gabby break down the system they use to evaluate tenant applications before handing over the keys. They explain why a great first impression is not enough, how a recent applicant misrepresented their income, and which details landlords should verify before approving someone for a rental property. You'll learn how to review rental applications, confirm employment and income, assess affordability, interpret credit reports, contact landlord references, verify legal identification, and identify inconsistencies that may signal additional risk. The goal is not to find a "perfect" tenant. It is to gather enough reliable information to make a responsible and consistent decision that protects both the landlord and the applicant. 🧠 What You'll Learn Why tenant screening starts with a detailed rental application What information landlords should collect from applicants How to verify employment, income and recent pay stubs Why stated income should never be accepted without confirmation How to determine whether the rent is realistically affordable Why the full credit report matters more than the credit score alone What collections, late payments and repeated credit inquiries may reveal How to ask better questions when contacting landlord references Why landlords should confirm an applicant's legal identity How online and social media searches may uncover additional information Why no tenant screening service can completely eliminate risk How strong systems can make rental property management more passive 👥 About Your Hosts Wayne and Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Together, they have built and self-managed a growing rental property portfolio while creating systems that allow them to operate their business remotely. Through the Canadian Real Estate Investing Morning Show and REI Masters, they help investors improve their cash flow, reduce risk and build sustainable real estate businesses. 💡 Resources & Contact Learn how to self-manage your rental properties from anywhere through the REI Masters Remote Property Management Course: 🌐 www.reimasters.ca Want to be coached personally by Wayne and Gabby? Join the REI Masters Mentorship Program: 🌐 www.reimasters.ca Have a 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 July 25, 2026 Edmonton, Alberta www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour 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 8, 20261 hr 3 min

Adding $3,000+ In Monthly Cash Flow To Our Portfolio In Just 6 Months

🎧 Adding $3,000+ In Monthly Cash Flow To Our Portfolio In Just 6 Months How Wayne and Gabby used affordable Edmonton townhouses, strong systems and strategic partnerships to add significant monthly cash flow to their portfolio. Over the last six months, Wayne and Gabby added five more rental properties to their portfolio. Together, those properties now produce more than $3,000 per month in additional cash flow. In today's episode, they explain how they found these opportunities, why they continue buying Edmonton townhouses and how they were able to keep growing their portfolio without relying only on their own savings or mortgage qualification. These were not complicated development projects or secret off-market deals. They were affordable residential properties that were publicly available and purchased using traditional financing. The difference was understanding the market, recognizing overlooked opportunities and knowing how to properly evaluate townhouse condominium corporations. Wayne explains why many investors immediately reject properties with condominium fees. Condo fees are not automatically good or bad. The more important questions involve: How the condominium corporation is managed The strength of the reserve fund The condition of major components Upcoming repair and replacement schedules Whether the current fees are sustainable Whether the complex has a history of special assessments Whether owners and tenants show pride in the property A condominium complex with higher fees today may still be in a stronger long-term financial position than one with artificially low fees and an underfunded reserve. Understanding how to review condo documents can help investors avoid bad properties while identifying opportunities that other buyers overlook. Wayne and Gabby also explain why townhouse rentals can be attractive from a management perspective. Many families want: Multiple bedrooms More privacy A small yard Their own entrance No neighbours above or below them Access to schools and family-friendly neighbourhoods Properties that tenants genuinely want can be easier to rent, encourage longer tenancies and reduce turnover. The episode also discusses why affordable properties can be powerful investments. A lower purchase price can mean: A smaller down payment Easier mortgage qualification A lower barrier to entry Stronger cash flow relative to the investment More opportunities to diversify across multiple properties Wayne explains that one of the biggest advantages of Edmonton townhouses is that they remain accessible to everyday Canadian investors. Not every investor has hundreds of thousands of dollars available for a major development project or large multifamily acquisition. Affordable residential properties can allow more Canadians to begin building wealth without waiting years to save a massive amount of capital. The episode then addresses one of the biggest challenges investors face when trying to scale. Most people cannot continue saving enough money to purchase multiple properties on their own. Even investors with strong incomes may eventually reach limits on the number of residential mortgages they can qualify for. Wayne explains that partnerships can help solve both problems. A real estate expert may contribute: Deal sourcing Market knowledge Negotiation Property analysis Financing strategy Due diligence Tenant placement Property-management systems Long-term portfolio planning A capital partner may contribute: Down payment funds Closing costs Mortgage qualification Financial strength Together, the partners may be able to purchase properties that neither person would have pursued alone. Wayne and Gabby explain that partnerships played a major role in growing their own portfolio. They began by using personal savings, explored creative financing strategies and later began working with partners who had capital and mortgage qualification but lacked the time, experience or confidence to invest independently. Cash flow is also discussed as a risk-management tool. Wayne and Gabby do not treat rental cash flow as spending money. They allow it to accumulate inside reserve accounts so their portfolio can withstand unexpected events such as: Vacancies Appliance replacements Property repairs Insurance deductibles Tenant turnover Weather-related damage Major maintenance expenses This became especially important after Edmonton experienced significant rainfall and flooding that affected several properties and delayed construction at one of their garden suite developments. Strong cash flow does not prevent every problem. It gives investors the financial capacity to handle problems without immediately contributing more personal money or being forced to sell. The goal is not simply to own a large amount of real estate. The goal is to build a portfolio that can remain profitable and sustainable for 15 to 20 years or longer. Wayne also explains why investors should avoid chasing fast income from rental properties. The cash flow generated today is designed to protect the portfolio and support long-term wealth creation. Over time, investors may benefit from: Growing rents Mortgage principal reduction Property appreciation Stronger reserve accounts Increased equity Greater financial flexibility The investment needs time to work. Strong cash flow gives it that time. 🧠 What You'll Learn How Wayne and Gabby added more than $3,000 in monthly cash flow Why Edmonton townhouses are currently attractive investments Why publicly listed properties can still produce strong returns Why affordable properties lower the barrier to entry Why townhouse rentals appeal to families How tenant demand affects vacancy and turnover Why condo fees should not automatically scare investors How to evaluate a condominium corporation Why reserve fund studies matter How replacement schedules affect future condo fees Why higher condo fees are not always a bad sign How to identify strong and weak condominium complexes Why not all townhouses are equal How cash flow reduces portfolio risk Why rental cash flow belongs in a reserve account How reserve funds protect investors during unexpected events Why Wayne and Gabby do not live from rental-property cash flow Why long-term investing requires patience How to build a portfolio designed to last Why saving alone is not an effective scaling strategy How partnerships solve the capital problem How partners can help solve mortgage-qualification limits What a real estate expert contributes to a partnership What a capital partner may contribute How Wayne and Gabby used partnerships to grow their portfolio Why commercial financing is not always the best solution Why residential properties may offer stronger financing terms Why strong deals can still be ruined by poor due diligence How systems reduce expenses and management demands Why affordable rental properties remain accessible to ordinary Canadians 👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help Canadians identify strong investment opportunities, purchase profitable rental properties, evaluate condominiums, create property-management systems, raise capital and build sustainable long-term portfolios. They host the Canadian Real Estate Investing Morning Show live every weekday morning, providing practical real estate education and free coaching for investors across Canada. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: www.reimasters.ca Get Wayne's book: The 5% Rule™ – A Real Estate Cash Flow Test for Canadian Investors https://a.co/d/jdZaBXM Submit a question for the show: info@reimorningshow.com Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 Saturday, July 25, 2026 2:00 PM to 5:00 PM Edmonton, Alberta www.reimasters.ca/edmontongardensuites101 Learn how Edmonton homeowners and real estate investors can build cash-flowing garden suites, increase density and create additional equity from underutilized land. REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour Tour real Edmonton investment properties, examine current opportunities and see the strategies Wayne and Gabby teach being used in the market. 🤝 Sponsors Calvin Realty calvinrealty.ca Finngo Bookkeeping & Tax www.finngo.com/rei Kirkwood & Brennan Mortgage Group www.kbmortgages.ca keaton@kbmortgages.ca

June 29, 20261 hr 6 min

How To Make Fast Cash In Real Estate With Virtually No Risk

🎧 How To Make Fast Cash In Real Estate With Virtually No Risk How real estate wholesaling works and why it can be one of the fastest ways to generate active income from real estate. A 23-year-old listener recently wrote to Wayne and Gabby with a simple question: What is the fastest way to make money in real estate? The listener is ambitious, has time available and wants to begin earning money now so that it can be invested for the long term. In today's episode, Wayne and Gabby explain why the speed of a real estate strategy usually increases its risk. Flipping properties, relying on private financing and using highly leveraged creative strategies can generate money quickly, but they can also create major problems when the market changes or something goes wrong. There is one strategy that can allow an investor to earn active income without personally purchasing the property: real estate wholesaling. Wholesaling involves finding a strong real estate opportunity, securing the property under a purchase contract and then assigning the rights under that contract to another investor for a fee. The wholesaler is not selling the property. The wholesaler is assigning the contractual right to purchase the property at the agreed price. For example, imagine a wholesaler secures the right to purchase a property for $320,000 when its market value is approximately $400,000. Another investor may happily pay the wholesaler a $5,000 assignment fee to take over that purchase contract. The end buyer receives a property for approximately $325,000 that may be worth $400,000. The wholesaler earns $5,000 for finding, negotiating and securing the opportunity. The seller receives a solution that fits their circumstances. When structured correctly, everyone can benefit. Wayne explains that wholesaling is one of the ways he continues to generate additional business revenue without actively operating as a full-time wholesaler. When he finds an excellent property that does not fit his current capacity or portfolio, he may assign the opportunity to another investor who is already looking for that type of deal. However, Wayne and Gabby emphasize that wholesaling is not simply about locking up random properties and hoping somebody buys them. Successful wholesalers begin with the end buyer. Before searching for properties, the wholesaler should build relationships with active investors and learn exactly what those investors want to purchase. That may include: Suited houses in Calgary Fix-and-flip properties in Red Deer Family rentals in Edmonton Specific neighbourhoods Specific price ranges Specific renovation opportunities A minimum amount of equity or cash flow Once the wholesaler understands what buyers want, the business can be reverse-engineered to find those specific opportunities. This is where many new wholesalers fail. They become excited about marketing, knocking on doors, negotiating deals and writing contracts before building a reliable network of buyers. A great deal is only valuable to a wholesaler if there is a qualified investor prepared to purchase the assignment. Wayne and Gabby also explain that wholesalers are often solution providers. They may work with property owners dealing with situations such as: Divorce Job loss Financial pressure Inherited properties Major property damage Properties that need extensive repairs Sellers who need a faster or simpler transaction Homes that may be difficult to list traditionally A responsible wholesaler identifies the seller's problem, creates a workable solution and connects the opportunity with an investor capable of completing the purchase. The episode also discusses the earning potential. A casual wholesaler may earn a few thousand dollars from an occasional assignment. An active wholesaler with strong systems, consistent lead generation and a trusted network of buyers may build a six-figure business. Some of the largest wholesaling companies operate with teams, marketing departments, sales systems and assignment revenues reaching significantly higher levels. But the opportunity is not automatic. Wholesaling requires education, contracts, sales ability, marketing, negotiation, follow-up, relationship-building and a strong understanding of local real estate laws. Rules surrounding assignments, deposits, disclosures and real estate trading can vary across Canada. Anyone pursuing the strategy should understand the requirements in their province and receive proper legal and professional guidance. The biggest message for young investors is to focus. Ambitious beginners often try to learn every real estate strategy at once. They begin wholesaling, flipping, raising capital, analyzing multifamily properties and searching for rental properties without finishing any one strategy. Wayne explains that success usually comes from focusing your energy on one objective, mastering it, completing it and eventually creating systems around it before moving to the next opportunity. Wholesaling can be a powerful entry point for someone who has time, ambition and limited capital. But it needs to be approached like a real business. 🧠 What You'll Learn The fastest ways to generate active income in real estate Why faster real estate strategies usually involve more risk What real estate wholesaling is How an assignment of contract works Why wholesalers do not necessarily need to purchase the property How a wholesaler earns an assignment fee Why the contract can have value How wholesalers find discounted properties Why distressed sellers may prefer a direct solution How wholesalers solve real estate problems Why wholesaling is not about taking advantage of sellers How assignment fees are determined Why an investor may willingly pay a large assignment fee How the end buyer can still receive a strong deal Why Wayne continues to wholesale opportunities How occasional wholesaling can create additional business revenue Why successful wholesalers begin with the buyer How to reverse-engineer a wholesaling business Why wholesalers need a strong investor network How to learn exactly what active buyers want Why random deal hunting usually fails How trust affects a wholesaler's ability to sell deals Why buyers need confidence in the wholesaler and the numbers How marketing and lead generation support the business Why consistent follow-up matters How active wholesalers can build six-figure businesses Why some wholesaling companies generate significantly more Why young investors may have an advantage How time, energy and fewer responsibilities create opportunity Why beginners need to focus on one strategy How spreading your attention across too many strategies slows progress Why a coach may tell you to ignore everything except the next step How systems make wholesaling scalable Why legal and provincial requirements matter Why education is still required even when a strategy appears low risk How wholesaling can create capital for long-term investments 👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help Canadians purchase strong rental properties, build sustainable portfolios, raise capital, develop real estate businesses and create long-term wealth. They host the Canadian Real Estate Investing Morning Show live every weekday morning, providing free real estate investing education and coaching for investors across Canada. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: www.reimasters.ca Get Wayne's book: The 5% Rule™ – A Real Estate Cash Flow Test for Canadian Investors https://a.co/d/jdZaBXM Submit a question for the show: info@reimorningshow.com Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 Saturday, July 25, 2026 2:00 PM to 5:00 PM Edmonton, Alberta www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour 🤝 Sponsors Calvin Realty calvinrealty.ca Finngo Bookkeeping & Tax www.finngo.com/rei Kirkwood & Brennan Mortgage Group www.kbmortgages.ca keaton@kbmortgages.ca Suggested audio file name: how-to-make-fast-cash-in-real-estate-without-buying-property.mp3

June 26, 202658 min

How Canadian Real Estate Investors Can Deduct Vehicle Expenses

🎧 How Canadian Real Estate Investors Can Deduct Vehicle Expenses What Canadian landlords, Realtors and real estate investors need to know about mileage, vehicle deductions and CRA documentation. Real estate investors spend a lot of time driving. You may be travelling to rental properties, meeting contractors, completing repairs, showing units, serving notices, collecting documents, purchasing supplies or supervising work. But which vehicle expenses are actually deductible? In today's episode, Wayne and Gabby are joined by investor-focused accountant Steve Tsonev from Finngo Bookkeeping & Tax to explain how vehicle deductions work for Canadian real estate investors. Steve begins by explaining that the rules can change depending on whether you own one rental property or multiple properties. If you own only one rental property, the available vehicle deductions may be more limited. According to Steve, the property generally needs to be located within the same general area where you live, the trip should involve completing a necessary repair or maintenance task yourself, and you should be transporting the tools or materials required to complete that work. Simply driving to a single rental property for a showing, lease signature, rent increase or general inspection may not automatically qualify in the same way. Once an investor owns two or more rental properties, the range of deductible travel may expand. Trips to supervise contractors, manage properties, complete showings, serve notices or handle other management responsibilities may become easier to justify as legitimate business travel. The key is that the trip must be reasonable, properly documented and genuinely connected to earning rental income. Steve also discusses the difference between travelling from home directly to one work location and travelling between multiple business locations. CRA may view regular travel from home to a single workplace as a commute, while travel between properties or business locations may be treated differently. The episode then moves into vehicle ownership. Should the vehicle be owned personally or through a corporation? Steve explains that when a vehicle has both personal and business use, owning it personally and receiving a reasonable kilometre reimbursement from the business is often the simplest option. When a corporation owns a vehicle that is also used personally, the personal use may create a taxable benefit that needs to be calculated and reported. A corporation may be better suited to owning a vehicle that is used exclusively for business, such as a dedicated service van or work truck with no meaningful personal use. Steve also compares two common ways of claiming vehicle costs: Tracking actual vehicle expenses Using CRA's prescribed kilometre allowance Actual expenses may include fuel, repairs, maintenance, insurance, interest, lease costs and depreciation, with the business-use portion calculated based on mileage. The kilometre method uses a reasonable per-kilometre rate and may be much easier for investors, Realtors and business owners who drive regularly. Steve explains why the kilometre method often produces a strong deduction without requiring every fuel receipt, repair invoice and operating expense to be allocated individually. The group also discusses why buying a more expensive vehicle does not necessarily create a larger tax benefit. CRA places limits on the amount that may be deducted for passenger vehicles, including depreciation limits for more expensive vehicles. The best decision should be based on what makes financial sense for the investor, not on the assumption that purchasing a luxury vehicle through a corporation will create an unlimited tax deduction. Steve also recommends several mileage-tracking tools: MileIQ QuickBooks Online mileage tracking Dext The important part is to use a consistent system and confirm that the app is actively tracking trips throughout the year. This episode is designed to give Canadian investors clarity while reminding listeners that tax advice depends on the individual facts of each situation. When in doubt, speak directly with an investor-focused accountant who understands rental properties, corporations and real estate businesses. 🧠 What You'll Learn When Canadian real estate investors may deduct vehicle expenses How the rules may differ for one rental property versus multiple properties Why repairs and maintenance trips may qualify When travelling for showings or lease signatures may not qualify Why supervising contractors may be deductible How property management travel may be treated The difference between business travel and commuting Why every vehicle expense should be reasonable and legitimate What documentation CRA may expect Why mileage logs are important How to support a vehicle deduction with receipts, photos and records Whether a duplex counts as two separate properties Why the number of doors does not necessarily equal the number of properties How vehicle deductions work for Realtors How vehicle deductions work for property managers Whether a vehicle should be owned personally or through a corporation How personal use of a corporate vehicle creates a taxable benefit When corporate vehicle ownership may make sense Why personal ownership is often simpler How kilometre reimbursements work How actual vehicle expenses are calculated Why the kilometre method may produce a better result How depreciation limits affect expensive vehicles Why leasing and financing may create similar tax outcomes Why tax strategy should not be the only reason to buy a vehicle How a vehicle loan may affect future mortgage qualification Which mileage-tracking apps investors can use Why investors should work with an investor-focused accountant 👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help Canadians buy strong rental properties, build sustainable portfolios, create effective management systems and avoid unnecessary risk. They host the Canadian Real Estate Investing Morning Show live every weekday morning, providing free real estate investing education and coaching for investors across Canada. 👤 About Steve Tsonev Steve Tsonev is a managing partner at Finngo Bookkeeping & Tax and an experienced Canadian real estate investor. Finngo provides bookkeeping, accounting and tax support for real estate investors, Realtors and business owners across Canada. Steve combines professional accounting knowledge with firsthand experience owning and operating investment properties. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: www.reimasters.ca Get Wayne's book: The 5% Rule™ – A Real Estate Cash Flow Test for Canadian Investors https://a.co/d/jdZaBXM Submit a question for the show: info@reimorningshow.com Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 Saturday, July 25, 2026 2:00 PM to 5:00 PM Edmonton, Alberta www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour 🤝 Sponsors Calvin Realty calvinrealty.ca Finngo Bookkeeping & Tax www.finngo.com/rei Kirkwood & Brennan Mortgage Group www.kbmortgages.ca keaton@kbmortgages.ca

June 25, 20261 hr 10 min

How A Boring Rental Property Made Us $220,000 In 8 Years

🎧 How A Boring Rental Property Made Us $220,000 In 8 Years A real Canadian rental property case study using actual numbers from Wayne and Gabby's portfolio. Real estate investing does not need to be complicated. In today's episode, Wayne and Gabby pull back the curtain on one of the most boring rental properties they own and show exactly how a simple long-term buy-and-hold investment generated approximately $220,000 in profit over eight years. This was not a large apartment building. It was not a complicated redevelopment. It was not a high-risk strategy filled with creative manoeuvres. It was a basic three-bedroom single-family home with a garage, a yard, an unfinished basement and a tenant profile that families actually want. The property was purchased in 2018 for approximately $250,000 with a $50,000 down payment. At the time, Alberta's real estate market was relatively flat. Rents had softened, vacancy was higher and many investors were directing their attention toward hotter markets elsewhere in Canada. Wayne and Gabby saw an opportunity. They purchased a property that worked based on cash flow and fundamentals without needing appreciation to make the deal successful. Eight years later, the property is worth approximately $380,000. During that period, it generated: Approximately $130,000 in appreciation Approximately $62,000 in gross cash flow Approximately $12,000 in actual repairs and other property expenses Approximately $50,000 in net cash flow Approximately $40,000 in mortgage paydown Approximately $220,000 in total profit On the original $50,000 investment, that represents a total return of approximately 440%. Wayne explains why this does not mean the investment earned a compounded 55% every year. Dividing 440% by eight gives a simple average of 55% per year, while the compounded annual return is lower because the profits accumulated over time. The bigger lesson is not the exact percentage. The lesson is that a basic rental property purchased correctly can produce exceptional long-term returns without requiring excessive risk, constant management or a complicated investment strategy. Wayne also explains what he calls the eight-year hump. During the early years of a mortgage, a larger portion of each payment goes toward interest. Cash flow may feel underwhelming, property values may remain flat and investors may begin questioning whether the strategy is working. Over time, rents can increase, the mortgage balance declines and a greater portion of each payment begins reducing the principal. This is when the results become much easier to see. Gabby shares what it was like experiencing those early years without fully seeing the long-term numbers. She explains why new investors and their partners can become discouraged when the work, tenant issues and property expenses are immediate, while the largest financial rewards may still be years away. This episode also challenges the belief that investors must continually purchase larger and more complicated properties to build wealth. Wayne compares one $250,000 property with ten similar properties and explains why investment returns must always be compared relative to the amount of capital invested. Bigger does not automatically mean better. A $2.5 million property may generate more dollars, but it also requires significantly more capital. The most important question is how much return was generated relative to the investment and risk required. Wayne and Gabby also discuss the value of boring properties. A well-located family home with stable tenants may require very little ongoing management. That creates a strong return on both money and time. The goal is not to own the most impressive property. The goal is to own properties that tenants want, that produce reliable cash flow, that can survive difficult market conditions and that do not consume your entire life. 🧠 What You'll Learn Why long-term buy-and-hold investing feels slow at first What Wayne calls the eight-year hump Why mortgage paydown accelerates over time Why cash flow often improves as a property matures How a $250,000 rental property produced approximately $220,000 in profit How appreciation, cash flow and mortgage paydown work together The difference between projected expenses and actual expenses Why Wayne and Gabby keep rental cash flow in reserve accounts Why investors should not rely on monthly cash flow as personal income Why vacancy does not need to become a financial emergency Why more doors do not automatically make an investment safer How a strong reserve fund reduces risk Why boring single-family rentals can outperform complicated investments Why the ideal tenant profile matters Why families may become strong long-term tenants Why purchasing the property tenants actually want reduces management How to calculate the total profit on a rental property Why return on investment matters more than the size of the property Why bigger properties do not automatically produce better returns How to compare different real estate investments fairly Why appreciation does not occur in a straight line Why flat markets can create excellent buying opportunities Why investors should buy based on fundamentals rather than hype Why patience is essential in long-term real estate investing How a partner may struggle to see the long-term vision Why investors need education before following online opinions Why simple strategies can create strong returns with lower risk How low-management properties create a better return on time Why sustainable investing should support freedom rather than consume it 👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help everyday Canadians buy profitable rental properties, build strong portfolios, avoid unnecessary risk and create long-term wealth through real estate. Their approach focuses on strong fundamentals, practical systems, realistic numbers and properties that perform without relying entirely on appreciation. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: www.reimasters.ca Book a private coaching call with Wayne: www.reimasters.ca Get Wayne's book: The 5% Rule™ – A Real Estate Cash Flow Test for Canadian Investors https://a.co/d/jdZaBXM Submit a question for the show: info@reimorningshow.com Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 Saturday, July 25, 2026 2:00 PM to 5:00 PM Edmonton, Alberta www.reimasters.ca/edmontongardensuites101 REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour 🤝 Sponsors Calvin Realty calvinrealty.ca Finngo Bookkeeping & Tax www.finngo.com/rei Kirkwood & Brennan Mortgage Group www.kbmortgages.ca keaton@kbmortgages.ca

June 24, 20261 hr 11 min

Buying A Rental Property In Canada: The Complete 18-Step Checklist

🎧 Buying A Rental Property In Canada: The Complete 18-Step Checklist The exact step-by-step process Wayne and Gabby use to purchase rental properties in Canada, from mortgage planning and property selection through due diligence, closing and possession day. Buying a rental property in Canada can feel overwhelming when you do not know what happens first, who handles each step, when conditions need to be removed, or what must be completed before possession. In today's episode, Wayne and Gabby walk through the exact checklist they use every time they purchase a Canadian rental property. What began as a 17-point checklist became an 18-point checklist when Wayne added one of the most important steps: speaking with a real estate investing coach before deciding what type of property to buy. This episode covers the entire process from the moment you begin planning your purchase to the moment the lawyer completes the transaction and you receive the keys. Wayne and Gabby explain why Canadian investors should begin with a financing plan, why the lowest mortgage rate is not always the best mortgage strategy, and why working with an investor-focused mortgage broker can affect how many properties you are able to purchase later. They explain how to create an intentional property search based on your financing, investment goals, preferred tenant profile, location, asset class, bedrooms, bathrooms, square footage and expected cash flow. Once the right property is found, the episode walks through comparable sales, writing an offer, submitting the deposit, financing conditions, property inspections, condominium document reviews, title searches, insurance, legal documents, utilities, property taxes, cleaning, repairs, possession and preparing the property for tenants. Wayne and Gabby also explain why investors should not simply collect houses. Every property needs to serve a specific purpose within the investor's long-term plan. A property can appear profitable and still be the wrong investment for your goals, tenant profile, financing strategy or future ability to scale. This checklist is designed to give new Canadian investors clarity while helping experienced investors avoid overlooking small but important details when several transactions are happening at once. And yes, one of the most commonly forgotten steps is setting up the utilities before possession. 🧠 What You'll Learn How to begin buying a rental property in Canada Why every purchase should start with a mortgage plan How to determine your realistic purchase price Why an investor-focused mortgage broker matters Why the lowest mortgage rate may not support your long-term goals How lender policies can limit the number of mortgages you receive Why your first rental can affect your ability to buy the next one Why strong cash flow matters for mortgage qualification Why investors should speak with a coach before selecting an asset class How to make every rental property purchase intentional Why collecting random properties is not an investment strategy How to choose your ideal tenant profile How location, bedrooms, bathrooms, size and layout affect demand How to create a clear rental property buy box How an investor-focused realtor can automate your property search Why you should only view properties matching your criteria How comparable sales help determine market value How to avoid overpaying for a rental property Which conditions may be included in a purchase offer How the real estate deposit works When the deposit is submitted Why the deposit may be refundable while conditions remain Why investors must move quickly after receiving an accepted offer When to contact your mortgage broker Why pre-approval is not the same as final financing approval Why a financing condition is important When to schedule the property inspection Why inspectors can be difficult to book on short notice When a condominium document review may be required Why investors should review the property title What liens, loans, caveats and other encumbrances may reveal What happens if you are not satisfied with your due diligence What happens when you waive your conditions Why an unconditional offer is legally serious When documents are sent to the lawyer and lender How the lawyer handles the transfer of funds and title How the new mortgage is registered against the property Why insurance should be arranged early Why Canadian rental property insurance has become harder to obtain Why the lender must be listed as first loss payee Why utilities are frequently forgotten Why utilities need to be active on possession day Why property taxes must also be set up What funds your lawyer may require before closing How property tax and condo fee adjustments work When a final walkthrough may occur Why cleaners, contractors and handymen should be scheduled early Why the property should be prepared for tenants immediately How vacancy affects rental property profitability What happens on possession day When the keys are officially released Why purchasing a rental property requires a strong team Why investors should celebrate every successful purchase 👥 About Your Hosts Wayne & Gabby Hillier are Canadian real estate investors, entrepreneurs and real estate investing coaches based in Edmonton, Alberta. Through REI Masters, they help everyday Canadians buy profitable rental properties, build strong portfolios, avoid common mistakes and create long-term wealth through real estate. They continue to use systems, checklists and investor-focused professionals to keep every transaction organized. Their goal is to give Canadians practical real estate investing education that produces strong returns while reducing unnecessary risk. 💡 Resources & Contact Learn about the REI Masters Mentorship Program: www.reimasters.ca Get Wayne's book: The 5% Rule™ – A Real Estate Cash Flow Test for Canadian Investors https://a.co/d/jdZaBXM Submit a question for the show: info@reimorningshow.com Watch the Canadian Real Estate Investing Morning Show live every weekday at 7:00 AM Mountain Time on YouTube. UPCOMING EVENTS Edmonton Garden Suites 101 Saturday, July 25, 2026 2:00 PM to 5:00 PM Edmonton, Alberta www.reimasters.ca/edmontongardensuites101 Learn how Edmonton homeowners and investors can use underutilized yard space to build cash-flowing garden suites, create additional equity and increase the income generated by an existing property. REI Masters Edmonton Real Estate Investing Bus Tour August 22, 2026 www.reimasters.ca/edmontonbustour Tour real Edmonton investment properties, explore current opportunities and see real estate investing strategies in action. 🤝 Sponsors Calvin Realty calvinrealty.ca Finngo Bookkeeping & Tax www.finngo.com/rei Kirkwood & Brennan Mortgage Group www.kbmortgages.ca keaton@kbmortgages.ca