Investment & Rental Property Mortgages in Ontario
Build wealth through real estate. I'll structure the financing to maximize your cash flow and buying power.
Whether it's your first rental or your next addition to a growing portfolio, the right financing structure makes all the difference. I work with lenders who count rental income to boost your qualification and offer competitive terms on non-owner-occupied and multi-unit properties across Ontario.
What you get
Rental income counted
Lenders apply rental offsets or add-backs so existing and projected rents strengthen your application.
From 20% down
Non-owner-occupied properties typically require 20% down; multi-unit options are available too.
Portfolio-friendly lenders
I know which lenders welcome multiple-property investors instead of capping you out.
Structured for cash flow
We choose the term, amortization, and product that keep your investment cash-flow positive.
Simple, from first call to close
We map your investment goals and how the property needs to cash-flow.
I find the lender that counts your rental income and offers the best terms.
You close and start building equity and income.
What lenders require on a rental
20% down is the minimum on a non-owner-occupied property — there is no insured 5% option for a pure rental. Many lenders want 25% or more, and rates on rental mortgages typically sit modestly above owner-occupied pricing because the risk profile differs.
The dividing line to know: one to four units is residential lending, with the widest lender choice and best rates. Five units or more becomes commercial lending — different underwriting, different pricing, longer timelines. Buying a fourplex and buying a five-plex are not the same transaction.
How rental income is counted (this decides everything)
Lenders treat projected rent in two very different ways, and which one applies determines whether you qualify.
Rental offset subtracts a percentage of the rent — often 50% to 80% — directly from the property's carrying costs. Add-back adds a portion of the rent to your income and then counts the full mortgage payment as a debt. The offset method is far friendlier to investors, and lenders that use it will approve files that others decline outright.
This single policy difference is the most common reason an investor is told no by their bank and yes elsewhere. It has nothing to do with the borrower.
Student rentals and multi-unit
Oshawa around Ontario Tech and Durham College, and Barrie near Georgian, produce strong per-room yields — and narrower lender lists. Per-room leases, unrelated tenants, and non-conforming basement conversions all make some lenders uncomfortable regardless of the numbers.
If a unit is not legal and retrofit-compliant, expect its income to be discounted or ignored entirely. Confirm municipal status before you write an offer that depends on that income to qualify.
Building a portfolio
The wall most investors hit is not down payment, it is debt servicing. Every additional property adds a mortgage payment, property tax and heat to your ratios, and lenders also cap how many financed properties they will hold for one borrower — commonly four or five.
Past that point the path runs through alternative lenders, commercial-style underwriting, or corporate structures. Planning the first three purchases with the fourth in mind is what separates portfolios that keep growing from ones that stall.
Common questions
How much down payment do I need for a rental property?
For a non-owner-occupied rental, the minimum is generally 20%. Multi-unit and mixed-use properties have their own requirements, which I'll walk you through.
Does rental income help me qualify?
Yes. Most lenders count a portion of the rent — through a rental offset or add-back — which can meaningfully increase how much you qualify for.
Can I finance multiple investment properties?
Absolutely. Some lenders limit the number of properties they'll finance; I know which ones are built for portfolio investors and can keep you growing.
Other programs
Let's get you approved
Free, no credit check, no obligation. See your best rate in 60 seconds.
