Guest: Felice Corcione, Mortgage Broker & Real Estate Investor

Thinking about buying a rental property — or growing an existing portfolio — but feeling overwhelmed by the financial side of it?
This episode is your reality check.

Paula and Annie sit down with Felice Corcione, a local mortgage broker with over 14 years in the industry, a University of Lethbridge graduate, and an investor who owns 10+ rental properties of his own. Felice brings a rare perspective to the table: he doesn’t just arrange mortgages — he actively lives the long-term rental strategy he helps hundreds of clients implement every year.

Together, they unpack what it actually takes to financially prepare for rental ownership, how lenders assess rental income, common mistakes first-time investors make, and how to think strategically about cash flow, appreciation, and risk in today’s market.

No hype. No “get rich quick.” Just clear, practical guidance for anyone serious about rental real estate.

• Who is (and isn’t) ready to own rental property

• How to financially prepare 1–3 years before buying a rental

• Down payment expectations for rental properties

• How lenders really look at rental income

• What changes as you move from one rental to multiple properties

• Cash flow vs. appreciation — and why both matter

• The true costs of owning and managing rentals

• Whether now is a bad, good, or strategic time to invest

Rental properties aren’t about hype or perfect timing — they’re about preparation, patience, and having the right strategy from day one.

Felice Corcione

403-973-6849

[email protected]

www.mortgagesbycorcione.com

Summary

In this episode, Paula and Annie kick off Season Three by reflecting on their holiday experiences and how family dynamics have shifted over the years. They discuss the importance of work-life balance, especially during the holiday season, and how it affects their approach to real estate. The conversation transitions into market insights, focusing on buyer and seller mindsets as they prepare for the new year. They emphasize the significance of strategic planning and understanding market data, while also addressing the psychological aspects of buying and selling. The episode concludes with a discussion on setting intentional goals for the year ahead and what listeners can expect from the podcast this season.

Takeaways

The holiday season brings a shift in family dynamics and appreciation for time spent together.

Work-life balance can be challenging, especially during the holidays.

Clients are more focused on lifestyle and long-term goals rather than just market conditions.

Conversations about real estate often begin in November, focusing on planning for the new year.

Buyers are looking for investment opportunities and ways to build their portfolios.

Market data shows that pricing strategies are crucial for successful sales.

Understanding buyer and seller psychology is key to navigating the market.

The current market is normalizing, not crashing, and requires strategic thinking.

Setting intentional goals can help alleviate anxiety in real estate decisions.

The podcast will feature more guests and focus on lifestyle rather than just transactions.

Keywords

real estate, market trends, holiday reflections, buyer psychology, seller strategies, investment properties, lifestyle goals, Calgary real estate, season three, podcast

Episode Overview

In our final episode of the year, Annie and Paula break down Calgary’s blanket rezoning, the impact of CMHC funding on multi-family development, and what the 2026 real estate market might look like. Plus, actionable tips for buyers and sellers to prepare this December and start January strong.

1. Blanket Rezoning

• Effective August 6, 2024, making many low-density areas more flexible.

• Existing applications: Usually follow rules in place at submission. Confirm with your planner.

• New applications: Faster approvals for rowhouses, duplexes, and small multi-family builds, but technical rules still apply (setbacks, parking, tree protection).

• Tip: Get written confirmation, book pre-application meetings, design to meet the bylaw for a smoother path.

2. CMHC + Multi-Family

• Federal funding accelerates multi-family and rental developments.

• Combined with rezoning, this increases inventory, especially for purpose-built rentals and infill projects.

3. 2026 Market Forecast

• Balanced market with moderate price growth (2–4%).

• More inventory = more choice for buyers, more competition for sellers.

• Detached homes remain competitive; multi-family supply rises.

4. Market Right Now

• Showings ↓ 4%, sales ↑ 7%.

• Homes $400K–$1M selling at 98%+ of list price.

• Advice: Sellers: price right first. Buyers: leverage quieter market to negotiate.

5. December Prep

• Sellers: staging, inspections, pricing strategy, and prepped photos.

• Buyers: updated pre-approval, prepped documents, plan neighbourhood searches, and tour slower-moving listings.

Closing:
This is our last episode of 2025! Thank you for listening and supporting Espressold. December is your time to plan, January is your time to act — see you next year with fresh insights, strategies, and lattes.

Key Takeaways

In this fun, fast-paced episode of Espressold, Annie & Paula match Calgary communities to coffee orders — and the results are hilariously accurate. From Altadore’s oat milk cortado energy to East Village’s nitro cold brew vibes, no neighbourhood is safe as the girls roast, laugh, and break down YYC real estate with caffeinated honesty.

Expect playful stereotypes, insider realtor commentary, and chaotic caffeine-fuelled opinions that somehow make total sense. If you’ve ever wondered what drink your neighbourhood would be (or want to feel personally attacked in a fun way), this episode is for you.

Grab your latte and listen in — because every community has its coffee. 

Ever wondered what those “conditions” on your Alberta Offer to Purchase actually mean? In this episode, Paula and Annie break down the three most common ones — financing, property inspection, and sale of buyer’s home — and share real-world stories of how they can protect you… or completely derail a deal if misunderstood.

Whether you’re a first-time buyer, seasoned seller, or just real-estate-curious, this conversation is packed with practical advice, relatable anecdotes, and a few laughs along the way.

• Financing Condition: What “subject to financing” actually protects, how appraisals come into play, and why pre-approval doesn’t always mean you’re safe.

• Home Inspection Condition: What to look for, what’s normal vs. what’s a red flag, and how to use inspections to educate (not nitpick) your purchase.

• Sale of Buyer’s Home Condition: The infamous “time clause,” what happens when another offer comes in, and how to navigate the stress when timelines collide.

• Pro Tips for Buyers & Sellers: How to set realistic condition timelines, when to negotiate repairs, and what red flags Realtors look for in conditional offers.

• Real-life Moments: From buyers who bought a car mid-financing approval to sellers who got “bumped” under a 48-hour clause — the stories behind the contracts.

• Conditions aren’t just red tape — they’re tools for protection and leverage when used strategically.

• Communication and timing are everything during conditional periods.

• A “clean” deal might sound appealing, but a solid one is what truly closes.

Ever feel like every time the Bank of Canada makes a rate announcement, your feed explodes — but nobody actually explains what it means? In this week’s episode, Paula and Annie break it down Espressold style — simple, honest, and straight to the point.

Think of the economy like a house: the Bank of Canada controls the thermostat. When things get too hot, they crank the A/C (raise rates). When it’s too cold, they turn up the heat (lower rates). But what does that really mean for buyers, sellers, and the Alberta real estate market this fall?

Paula and Annie unpack:

• How the Bank of Canada decides when to raise or lower rates
• What the bond market has to do with your mortgage rate (and why it’s the dramatic roommate in this story)
• Why Calgary’s mid-range market is heating up again — and what’s cooling off
•  How to price strategically in a shifting market so you don’t chase the market down
• Why this isn’t a doom-and-gloom season — it’s a be-smart, act-fast, get-clear-on-value season

Lastly we end with some new news, starting January 2026, OSFI — that’s the Office of the Superintendent of Financial Institutions — is introducing new rules that change how lenders qualify buyers for investment property mortgages.

Episode Summary

This week, Annie flips the mic and interviews her co-host — the design-loving, vintage-home-obsessed Paula Kahr.

From charming bungalows to mid-century gems, Paula has built her niche helping clients see beyond the wallpaper — reimagining character homes with fresh life and modern comfort. In this episode, she shares the story behind her love for vintage spaces, the clients who trust her creative vision, and how she helps people curate homes that feel beautifully personal.

Whether you’re a design lover, a buyer dreaming of restoring an older home, or just here for some feel-good real estate talk over coffee, this episode is full of inspiration and real talk from the heart.

 How Paula’s passion for vintage homes began
 Why older homes capture emotion and imagination
 Tips for buyers considering a renovation or restoration
 How to see potential instead of problems in dated spaces
 The biggest misconceptions about owning a vintage home
 Paula’s most memorable client story (and what she learned from it)

This week, Paula sits down with her co-host, Annie Demello, for a coffee-chat-style conversation so listeners can get to know the woman behind the mic. Annie opens up about how she found her way into real estate, what keeps her passionate after years in the business, and why she loves helping growing families make their next move.

From juggling the chaos of selling one home while buying another, to the lessons learned from her most memorable clients, Annie shares the honesty, humour, and heart that define her approach to real estate.

Whether you’re thinking about moving up, curious what it’s really like to be an agent, or you just love hearing the stories behind the signs, this episode is for you.

In this episode:
 Annie’s path into real estate and what drives her every day
 The type of clients she connects with most — and why
 Her best advice for families buying and selling at the same time
 The story of a client she’ll never forget
 The biggest win of her career (so far!)

Tune in for: an honest, easygoing chat that reveals the real person behind the professional — and a peek at the heart of Calgary’s suburban market.

 Listen now on Spotify or Apple Podcasts.

The Calgary real estate market saw a big shift this September — more listings, slower sales, and the balance starting to tilt in buyers’ favor. But it’s not the same story across every property type.

In this episode, Paula and Annie break down the numbers and what they mean for you:

• Detached Homes → Sales slowing, prices dipping, and more negotiating room for buyers.

• Semi-Detached → Supply’s climbing, but prices are holding steady year-over-year.

• Row Homes → More competition than ever, making staging + pricing critical.

• Apartment Condos → The biggest shift: inventory surging, prices dropping, and buyers holding the power.

• Landlords → Rentals are still strong, but more options mean you may need to sharpen your strategy.

 Whether you’re buying, selling, or renting this fall, this episode gives you the straight goods — no jargon, no fluff, just the market reality and what to do next.

 Listen now on Spotify, Apple Podcasts, or wherever you get your shows.

You’ve prepped your home. You’ve set the price. Now it’s time for the finish line: offers, negotiations, and possession day.

In this third and final episode of our Be Ready to List October 1st: Crash Course series, Paula and Annie walk you through what really happens once the offers start coming in — and how to avoid the most common pitfalls sellers face in Calgary’s market.

Here’s what you’ll learn in this episode:

• Why the market doesn’t “owe” you a return on renovations (like solar panels).

• What to focus on when reviewing offers beyond just the price.

• How emotions can derail — or empower — your negotiation strategy.

• What possession day actually looks like, and how to leave your home in the best condition for buyers.

If you’re planning to sell this fall, this episode will give you the confidence and clarity you need to finish strong.

 Ready to talk about your own selling strategy? Connect with Paula and Annie in our DM’s!