Are you stuck in the "Murky Middle" of real estate investing? In this episode of the Ontario Landlord Series, Kevin Breitner is joined by Shawn Quigg of the newly rebranded Rook and Knight Commercial and Investor Law (formerly Cardinal Law) to break down the strategic roadmap for scaling from a single townhouse to a legacy-building multi-family portfolio. We dive deep into why your first investment shouldn’t always be incorporated—considering the roughly $4,000 in annual professional fees that can outweigh initial benefits —and how to navigate the transition from residential to commercial financing. Shawn explains the "5-unit rule" where properties with five or more units typically qualify for commercial financing based on the asset’s performance rather than personal income. We also cover a critical estate planning tool most investors miss: the Secondary or Corporate Will, which allows you to protect corporate shares from the provincial probate process and estate administration taxes based on fair market value. Whether you are "Frank" buying your first pre-construction unit or a veteran looking to retire on cash flow, this episode provides the measured, "chess-like" strategy needed to play the long game in real estate.

Episode Timestamps:00:00 – Welcome to the Ontario Landlord Series 00:49 – Doing it Right: Strategy vs. Noise 02:37 – The Investor’s Journey: Can You Really Retire on Cash Flow? 03:55 – The Trio: Why You Need a Lawyer, Accountant, and Mortgage Broker 06:00 – Should You Incorporate Your First Property? 08:20 – Privity of Contract & Personal Liability Explained 10:30 – Scaling Up: How to Escape the "Murky Middle" 12:32 – Residential vs. Commercial Financing (The 5/6 Unit Rule) 14:15 – Proper Corporate Structuring for Commercial Lenders 16:51 – Estate Planning: The Power of a Secondary (Corporate) Will 18:45 – Avoiding Probate & Estate Administration Tax 22:01 – BIG ANNOUNCEMENT: Cardinal Law Rebrands to Rook and Knight 24:50 – The Future of CRESI: Advocacy & Support for Landlords 26:07 – Final Advice: Stay Curious

Resources & Connect:For specialized legal strategy in commercial and investor real estate, visit Shawn Quigg at cardinallaw.ca. To join our community of educators, landlords, and investors, visit cresi.ca. Please remember that while we are professionals, this podcast is for informational and entertainment purposes only; always seek personalized advice from a qualified professional before making investment decisions.

#RealEstateInvesting #OntarioLandlords #PropertyManagement #MultiFamily #CommercialRealEstate #EstatePlanning #TaxStrategy #RookAndKnight #CRESI

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About This Episode

In this episode of the CRESI Ontario Landlord Series , host Kevin Breitner sits down with third-generation lawyer Gibrian Malicki-Sanchez to discuss the complexities of Divisional Court Appeals.

If you have received a Landlord and Tenant Board (LTB) order that you believe contains a legal error , you have a strict 30-day window to act. We explore the difference between a board review and a formal appeal to the Divisional Court.

Key Highlights:

• What is an Appeal? It is a review of a legal error, not a chance to re-argue the facts of your case.
• The 30-Day Rule: Any person affected by an LTB order may appeal within 30 days.
• Grounds for Appeal: Appeals are strictly limited to a "question of law".
• The Stay of Eviction: Filing an appeal can trigger a certificate of stay, pausing the eviction process.
• Fighting Back: How landlords can use Rule 2.1.01 to dismiss frivolous or vexatious appeals.

Procedural Resources:

• Practice Directions: https://www.ontariocourts.ca/scj/areas-of-law/divisional-court/divisional-pd/
• Resources for Self-Reps: https://www.ontariocourts.ca/scj/areas-of-law/divisional-court/help-self-represented/
• Request for a Hearing Recording: https://tribunalsontario.ca/documents/ltb/Other%20Forms/Request%20for%20Hearing%20Recording.pdf
• Authorized Court Transcriptionists for Ontario: https://courttranscriptontario.ca/

Connect with Gibrian Malicki-Sanchez:https://malickisanchezlaw.com/

Disclaimer: This podcast is for informational and entertainment purposes only. Always seek personalized advice from a qualified professional before making any investment or legal decisions.

Acquiring an investment property is the easy part—managing it and understanding your legal obligations is where the real work begins. In this episode of the Ontario Landlords series, Kevin Breitner sits down with Rob Di Lisi from Stonegate Legal Services to break down the most common Landlord and Tenant Board (LTB) applications filed by tenants.

From maintenance disputes to bad faith claims, we discuss how landlords can protect themselves, the importance of record-keeping, and why treating your rental like a business is the only way to succeed in Ontario’s regulatory environment.

LTB Forms Covered in This Episode:

• T1 (Illegal Deposits): Discusses the risks of collecting more than the first and last month’s rent, including high key deposits and prepaid rent.
• T2 (Tenant Rights & Harassment): Filed when a tenant feels their reasonable enjoyment is being affected or they are being harassed. Landlords can face claims of up to $50,000.
• T5 (Bad Faith Applications): Common with N12 notices for personal use. If a landlord fails to move in for a year or re-rents the unit at a higher price, they may face significant penalties.
• T6 (Maintenance and Repairs): Focuses on the landlord's obligation to upkeep the property under Section 20 of the RTA, covering everything from appliances to filters and light bulbs.

Chapter Timestamps:

00:00 – Welcome to the Ontario Landlords Series
01:00 – Why Real Estate is Still the Best Investment
02:05 – T2 Applications: Harassment and Reasonable Enjoyment
03:10 – The $50,000 Risk: Defending Tenant Claims
04:00 – T6 Maintenance: Your Obligations Under Section 20
05:30 – Protecting Yourself with Professional Reports & Documentation
06:30 – T5 Bad Faith: The Risks of the N12 Notice
07:45 – Google Alerts: How Tenants Track Bad Faith
10:00 – Bill 60 and the Changing RTA Landscape
12:48 – Surprising Maintenance Facts: Light Bulbs and Filters
14:00 – Why You Should Consider Professional Property Management
16:13 – Free Resources: Landlord Mastery Guide
17:47 – T1 Applications: The Truth About Illegal Deposits
22:08 – Real-World Case Study: Floor Repairs and Damage Claims
24:00 – Final Thoughts and How to Get Help

Contact & Resources:

Kevin Breitner – CRESI Property Management
Website: cresi.ca

Rob Di Lisi – Stonegate Legal Services
Website: stonegatelegal.ca
Landlord Mastery Guide: landlordmastery.ca

Stay Protected:
Learn more about the CRESI Investor Network and our Landlord Protection Program designed for everyday investors to ensure you have the education and protection you need.

Disclaimer: This video is for informational and entertainment purposes only and does not constitute legal advice. Always seek personalized advice from a qualified professional before making any investment decisions.

In this episode of the CRESI Ontario Landlord Series, Kevin sits down with Michael Matthew, a CPA, CA, and experienced real estate investor, to take things back to basics. Whether you are buying your first rental property or looking to optimize your current portfolio, getting the financial structure right from day one is critical.

We dive deep into the most common questions new investors face: Should you incorporate or own personally? What expenses are landlords frequently missing? And how do you protect your assets from liability? Michael also shares insights from his book, Eh to Zen Real Estate, and discusses why treating your rentals like a business—not a hobby—is the key to long-term success.

In this episode, we cover:

• The "Personal vs. Corporation" debate: Liability protection vs. tax rates.
• Understanding Capital Cost Allowance (CCA) and depreciation.
• The biggest tax deductions landlords often miss.
• Best practices for bookkeeping and receipt management.
• Market predictions for Ontario housing supply through 2030.

About Our Guest:
Michael Matthew is a CPA, CA with over 35 years of experience and a real estate investor who specializes in helping other investors with tax consulting, structuring, and accounting for both Canadian and American properties.

Connect with Michael Matthew:

• Email: [email protected]
• Book Website: https://ehtozen.ca/
• LinkedIn: https://www.linkedin.com/in/michaeldmatthew/
• Facebook: https://www.facebook.com/michael.matthew.146/
• YouTube: https://www.youtube.com/@ChesterTheInvestorShow

Get Michael’s Book:
Eh to Zen Real Estate on Amazon

Timestamps:
0:00 - Introduction
2:07 - Getting Started: Personal Name vs. Corporation?
3:31 - Liability Risks: Why you might need a Corp
6:32 - Depreciation (CCA) and Tax Deductions Explained
9:58 - The Most Missed Expenses for Landlords
11:57 - Shoebox vs. Software: Organizing Your Receipts
14:32 - Incorporation Deep Dive: Controlling Income Timing
20:11 - Should You Hire Property Management?
22:49 - Eh to Zen Real Estate: Strategies for Peace of Mind
26:24 - The #1 "Do" and "Don't" for New Investors
29:39 - Rent Increases & The "Hobby" Trap
31:21 - Market Outlook: Supply Shortages & Future Pricing
34:13 - Conclusion

Disclaimer: This podcast is for informational and entertainment purposes only. Advice shared may not apply to your unique situation. Always seek personalized advice from a qualified professional before making any investment decisions.

From 21 years in policing to owning over 90 multifamily properties: How do you make the leap?

In this episode of the CRESI Ontario Landlord Series, host Kevin Breitner sits down with Adrian Pannozzo, founder of Generational Wealth Inc., to discuss exactly how he went from buying a single duplex with a line of credit to managing over 600 units across the GTA.

Adrian breaks down his evolution from the classic BRRR strategy (Buy, Renovate, Refinance, Rent) to large-scale new developments using the CMHC MLI Select program, which allows for up to 95% loan-to-cost financing. We also discuss the power of Joint Ventures (JVs) and why your "network is your net worth" when scaling a real estate portfolio.

In this episode, we cover:

• The "Scared Shitless" Phase: How Adrian bought his first property using a HELOC
• The BRRR Strategy explained: Forcing appreciation to recycle capital
• Joint Ventures: How to partner with investors to scale without using your own cash
• New Development Math: How to build multi-million dollar apartments with only 5% down
• Why "Get Wealthy Slow" is better than "Get Rich Quick"

Connect with our Experts:

Kevin Breitner – C.R.E.S.I.
Website: cresi.ca
Email: [email protected]
Instagram: @cresi_real_estate

Adrian Pannozzo – Generational Wealth Inc.
Website: generationalwealthcreators.ca
Instagram: @genwealthcreators

Please remember, while we are professionals, this podcast is for informational and entertainment purposes only. The advice shared may not apply to your unique situation. Always seek personalized advice from a qualified professional before making any investment decisions.

ONTARIO LANDLORDS: Is the market crashing or just resetting? In this special episode, we are doing something different. Kevin Breitner hands the floor over to Steve Tabrizi, Broker/Owner with RE/MAX Hallmark, for his exclusive "State of the Market" presentation.

Steve breaks down exactly what happened in 2025, why the market feels like a "speeding zone camera" (moving, but slow), and gives his data-backed predictions for 2026 and the expected rebound in 2027. If you are an investor worried about pre-construction values, negative cash flow, or the impact of Trump's tariffs on Canadian real estate, this is the deep dive you need.

What You'll Learn:

• The "Market Reset": Why prices have found their bottom (and where they are going next).
• Pre-Construction Reality Check: Why the pre-con market is "frozen" and the dangers of assignment sales right now.
• Immigration Impact: How the federal government's 6% reduction in newcomers will actually affect housing demand.
• The Trump Effect: How potential US tariffs and trade wars could impact Ontario's economy and real estate values.
• 2027 Rebound: Steve’s prediction on when confidence, liquidity, and price appreciation will return to the market.

THE BRUTAL TRUTH: The assignment market is virtually frozen, and developers are pausing launches. Steve explains why this lack of building now will cause a massive supply crunch (and price spike) by 2027.

⏰ CHAPTERS:
0:00 - Introduction: A Special Episode Format
1:14 - Steve Tabrizi: State of the Market 2025
2:25 - The "Market Reset" & Price Corrections (2021-2025)
4:00 - Regional Breakdown: GTA, Durham, Ottawa & Cottage Country
8:27 - Pre-Construction Crisis: Why the Market is Frozen
13:31 - Demographic Shift: Millennials vs. Boomers
17:19 - Housing Starts & The Supply Gap (Why Builders Stopped Building)
21:43 - The Trump Factor: Tariffs & US/Canada Trade Risks
27:07 - Immigration Policy Changes: The 6% Reduction Explained
36:35 - Investment Strategy: Why "Flipping Papers" is Dead
47:05 - Commercial & Luxury Market Overview
52:32 - The Prediction: 2026 Stability & 2027 Rebound
59:34 - Q&A: Secondary Markets (Kingston/Cottage Country)
1:01:15 - Q&A: US Trade Deals & Economic Impact
1:09:08 - Q&A: Should You Sell Now or Wait?
1:17:31 - Final Thoughts & Conclusion

Featured Expert:
Steve Tabrizi - Broker/Owner, RE/MAX Hallmark
https://www.remaxhallmark.com/

Connect with Kevin Breitner & CRESI:
Website: https://cresi.ca/
Email: [email protected]
Phone: 647-801-4425

Make sure to follow us on:
Facebook: https://www.facebook.com/CRESIRealestate/
Instagram: https://www.instagram.com/cresi_real_estate/
LinkedIn: https://www.linkedin.com/in/kevin-breitner-79233060/

Please remember, while we are professionals, this podcast is for informational and entertainment purposes only. The advice shared may not apply to your unique situation. Always seek personalized advice from a qualified professional before making any investment decisions.

Bill 60 has officially passed! Following up on our deep dive in Episode 4, Kevin Breitner is joined again by Rob Di Lisi and Kayla Andrade to break down exactly what this means for Ontario landlords now that the legislation is a reality.

In this episode, we discuss the immediate changes to eviction filing timelines (moving from 14 days to 7 days), the chaos surrounding the final vote, and what "bad actor" tenants need to worry about. We also cover the "war in the trenches" regarding LTB delays and how landlords can protect their investments in this new landscape.

Watch the previous episode (Ep 4) here: https://youtu.be/OmoXdvVtHS0

🍁 DOUG GILMOUR JERSEY RAFFLE 🍁
Support the mission of Ontario Landlords Watch and win an autographed Doug Gilmour Jersey!

• Draw Date: December 15, 2025
• How to Enter: Email [email protected] to purchase tickets.

Ticket Prices:

• $5.00 for 1 Ticket
• $20.00 for 5 Tickets
• $50.00 for 15 Tickets

In this episode:

0:00 - Intro: Bill 60 has passed!
0:45 - Kayla’s reaction to the vote and protests
2:50 - The new 7-Day vs. 14-Day filing rules
4:00 - Will LTB Adjudicators actually change?
11:50 - The issue with direct payments for housing assistance
18:00 - Why professional tenants are the real target
37:00 - The "War in the Trenches" for landlords
54:00 - Doug Gilmour Jersey Raffle Details

Connect with our Experts:

Kevin Breitner – C.R.E.S.I.
Website: https://cresi.ca/
Email: [email protected]
Phone: 647-801-4425

Rob Di Lisi – Stonegate Legal Services
Website: https://stonegatelegalservices.ca/

Kayla Andrade – Ontario Landlords Watch
Website: https://ontariolandlordswatch.com/
YouTube: @OntarioLandlordsWatch
FrontLobby: https://frontlobby.com/

About C.R.E.S.I:
C.R.E.S.I. (Canadian Real Estate Service & Investment) offers comprehensive solutions for real estate investors. From property management to investment advice, we help you navigate the complexities of being a landlord in Ontario.

DISCLAIMER: While we are professionals, this podcast is for informational and entertainment purposes only. The advice shared may not apply to your unique situation. Always seek personalized advice from a qualified professional before making any investment decisions.

🚨 ONTARIO LANDLORDS: Do you know the difference between an N9 and an N11? Using the wrong one when a tenant leaves could leave you stuck!

In this episode of the Ontario Landlord Series, host Kevin Breitner sits down with our favorite legal expert, Rob Di Lisi from Stonegate Legal Services, to break down exactly how to end a tenancy the right way. We cover the specific forms you need, why "cash for keys" requires an N11, and the one legal step you should take even if your tenant gives you proper notice.

Plus, we switch gears to discuss Unit Turnover. Rob shares his personal strategies for prepping a unit to attract high-quality tenants—from his specific paint color choice ("White Whisper") to the best scents and security upgrades.

In this episode, we cover:

• The critical difference between Form N9 (Tenant’s Notice) and Form N11 (Mutual Agreement).
• Why you should file an ex parte order even if the tenant promises to leave.
• The risks of showing a unit while the old tenant is still living there.
• Rob’s "First Impressions" strategy: Paint, lighting, and professional cleaning.
• Security tips: Cameras, lighting, and re-keying locks.

CHAPTERS:
0:00 - Introduction: Doing Things the Right Way
1:25 - The 3 Ways to End a Tenancy (N9 vs N11)
2:34 - Why You Should File with the Board (Ex Parte Orders)
4:35 - Should You Show the Unit Before the Tenant Moves Out?
6:22 - Handling Short Notice from Tenants
9:07 - Unit Prep Secrets: Paint, Scents, and Cleaning
14:31 - Changing Locks vs. Re-Keying
17:27 - Security Upgrades: Cameras & LED Lighting
19:08 - Marketing Your Unit: Photos & Videos
21:55 - Final Summary & Conclusion

Featured Expert:
Robert Di Lisi - Stonegate Legal Services
https://stonegatelegalservices.ca

Connect with CRESI:
Thanks for listening! Please check out https://cresi.ca for more information!

Make sure to follow us on:
Facebook: https://www.facebook.com/CRESIRealestate/
Instagram: https://www.instagram.com/cresi_real_estate/
LinkedIn: https://www.linkedin.com/in/kevin-breitner-79233060/

Please remember, while we are professionals, this podcast is for informational and entertainment purposes only. The advice shared may not apply to your unique situation. Always seek personalized advice from a qualified professional before making any investment decisions.