Apply for mentorship through the Fruitful Investing Academy at: https://investingintheus.com/apply

In Part 5 of The U.S. Real Estate Playbook for Canadians, I walk you through exactly how I find off-market deals in the U.S.—step-by-step. I show how we use PropStream (or PropWire if you want a free tool) to target motivated sellers like pre-foreclosures, failed listings, auctions, and my personal favourite—tired landlords. I break down how we filter by ownership length, equity, and property count to build high-quality lists that our cold-calling team can work through for months. 

Then I show how we skip-trace using free tools like TruePeopleSearch and how we consistently send out five written offers a day through DocuSign. In the U.S., real estate investing feels like operating downhill—faster, simpler, and more scalable than what’s possible in Canada with our tighter privacy laws. 

To back it all up, I walk through recent deals: 

A $95K “cat-pee” house now under contract near $237K after light renos 

A subject-to in Cleveland, TN with a 2.875% mortgage and a projected 37% ROI on $28K in 

A $16K–18K land flip in Florida 

A $17K same-day double close on a gravel pit in Georgia 

A Fort Lauderdale clean-and-list that netted $121K in profit including a forfeited $50K deposit 

I also dig into our risk management—buying land at 50–60 cents on the dollar and houses at 70% of ARV minus renos—and how we keep timelines short to protect against market shifts. 

And for the common objections: 

You don’t need U.S. status 

You don’t need tons of time 

You don’t need your own capital if the deal is strong 

We even partner with students who bring solid leads—funding and closing deals on a 60/40 split. I also cover why I avoid LLCs, how GPLP structures work, and how tax treaties protect Canadians from double taxation. 

If you're serious about building a U.S. investing business—or just want a few high-yield rentals—we’re helping investors go faster with training, live Q&A, and hands-on support. This playbook has already helped us close 30+ U.S. deals—and we’re just getting warmed up.

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Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.

Apply for mentorship through the Fruitful Investing Academy at: https://investingintheus.com/applyIn this episode, I walk through some of our recent U.S. investing wins and lessons learned to show why sticking to clear investment metrics is so important. My rule of thumb is simple: buy land around 50¢ on the dollar and houses at about 70¢ minus renovations, which usually works out to 50–60¢ overall. One of our best examples was a cosmetic flip near Atlanta—a solid-brick home we bought for about $96,000, put roughly $50–60,000 into, staged beautifully, and sold for $239,000 within a week, earning around $60,000 profit. That one worked because we stayed disciplined, kept the finishes simple and appealing to the local market, and made sure the house felt move-in ready for most buyers.On the other hand, a rural Florida property reminded us how tricky low-volume markets can be. We bought a house on ten acres where comparable sales were scarce and the price guidance we received turned out to be overly optimistic. The property eventually sold for around $505,000—well below the range we’d expected—so while we didn’t lose money, we barely broke even. It reinforced for me how essential it is to work with proven local agents who can back their numbers with solid data.Lastly, I discussed a more complex project in Houston involving three small properties on one lot that required a lengthy re-plat and subdivision before we could sell them individually. We faced delays, unreliable contractors, and even a bad referral, but eventually turned things around—selling one unit for $110,000 and preparing the other two for around $150,000 each.The big takeaway from all of these experiences: stay conservative, verify every partner and referral, plan for multiple exits, and never deviate from your buy box. That discipline is what keeps deals profitable—or at least safe—no matter how unpredictable the market gets.E292: The U.S. Real Estate Playbook for Canadians Pt 4---Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.

Get my Free Guide: Entity Setup Playbook for Canadians in the U.S. at https://www.investingintheus.com

In today’s episode I tackle the most common myths stopping Canadians from investing in U.S. real estate, using my own journey as context. I first invested in the U.S. from 2012 to 2017, then stepped back thinking it was too complicated. But when I jumped back in out of necessity in 2021, I realized those were just myths. One big one is the idea that you need U.S. credit. You don’t—plenty of non-bank lenders work with Canadians at competitive rates if you show liquidity and use the right brokers. You can build credit over time with an ITIN, but it’s not required.

Another frequent myth is that you need an E-2 visa or must relocate to invest. That isn’t true. My partner and I have flipped over 30 properties in multiple states without moving or even visiting most of them. We rely on strong local pros, modern tools, and solid systems to manage remotely. This connects to the risk myth—investing isn’t automatically riskier abroad. Risk comes from lack of knowledge, so with research, local input, and delegation, U.S. deals can be as safe, if not safer, than Canadian ones.

I also push back on the idea that U.S. investing is “too complicated.” Early on, I was very hands-on with renovations and student rentals, so the thought of managing at a distance seemed overwhelming. But I changed my model: I built systems, delegated, and focused on deals with equity built in from day one. Land deals became a favorite entry point—they’re simple, liquid, and can be bought at steep discounts, sometimes for 40–50 cents on the dollar. That margin lets me hire good contractors and still maintain strong profits.

Finally, I address the myth that U.S. accounting is impossible or guarantees double taxation. That’s not true if you work with cross-border tax professionals. Many Canadian accountants can file both returns, and mine simplified the process for years. To help others avoid costly mistakes, I created an entity setup playbook that investors can share with their advisors so they don’t get pushed into bad structures that lead to unnecessary tax.

E192 US Miniseries Pt 3

0:00 – Intro & Episode Overview

1:24 – Myth #1: Need U.S. Credit

4:49 – Myth #2: Need E-2 Visa

6:26 – Myth #3: Too Risky

10:07 – Myth #4: Too Complicated

14:28 – Myth #5: Must Move to U.S.

16:20 – Myth #6: Only for the Rich

19:40 – Myth #7: Accounting & Taxes

21:00 – Recap & Playbook Mention

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Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.

LISTEN TO THE PODCAST:

Listen on Apple Podcasts: https://podcasts.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhE

FOLLOW ON SOCIALS:

Instagram: https://www.instagram.com/theandrewhines

Facebook: https://www.facebook.com/theandrewhines

Twitter: https://twitter.com/theandrewhines

LinkedIn: http://www.linkedin.com/in/theandrewhines

TikTok: https://www.tiktok.com/@therealandrewhines

Get my Free Guide: Entity Setup Playbook for Canadians in the U.S. at https://www.investingintheus.com

Canadian investors keep getting wrecked in the U.S. by one avoidable mistake—and I’m seeing it over and over. I’m back on the podcast to lay it out plainly: if you use a U.S. LLC as a Canadian, the IRS treats it as flow-through, but the CRA treats it like a corporation. That mismatch can trigger double taxation and, in extreme cases, push your effective tax over 90%. I’ve had countless messages from Canadians trying to unwind this after the fact—I don’t want that to be you.

There’s a second landmine: FIRPTA withholdings. If you’re classified as foreign when you sell, the IRS can hold 15% of the gross sale price—not your net—tying up your cash for a year or more. Try flipping at scale like that and you’re out of business on cash flow alone.

Here’s how I structure it. I use a Limited Partnership (LP) with a U.S. corporate General Partner (GP). The LP keeps taxation flow-through so the CRA and IRS align (no double tax), and the U.S. GP helps avoid being treated as foreign for FIRPTA purposes, so withholdings hit the return properly instead of your gross sale proceeds. It’s not the only way, but it’s the cleanest, most common path I’ve seen work for Canadians.

I’m grateful to everyone who stuck with the show while I was away—your messages meant a lot. If you want the step-by-step, I put everything I wish I’d known into a free Entity Setup Playbook for Canadians investing in the U.S. Grab it at investingintheus.com, take it to your accountant/lawyer, and use it to get set up right. Next episode, I’m debunking the biggest myths that keep Canadians out of the U.S. market. Stay tuned.

E190 US Miniseries Pt 2

0:00 – Intro & Why I’m Back

0:36 – The #1 Mistake Canadians Make

1:52 – Why Everyone Pushes LLCs

4:35 – CRA vs. IRS Mismatch Explained

6:56 – How Double Taxation Happens

8:09 – The FIRPTA Withholding Trap

11:33 – The Structure That Actually Works

12:32 – LP/GP Setup Explained

15:23 – Tax Flow & Credits

17:28 – Other Structures & Nuance

18:47 – What’s Coming Next

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Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.

LISTEN TO THE PODCAST:

Listen on Apple Podcasts: https://podcasts.apple.com/ca/podcast/the-andrew-hines-real-estate-investing-podcast/id1453461753Listen on Spotify: https://open.spotify.com/show/2ND7vIkJhmIEEk73aCwKhE

FOLLOW ON SOCIALS:

Instagram: https://www.instagram.com/theandrewhines

Facebook: https://www.facebook.com/theandrewhines

Twitter: https://twitter.com/theandrewhines

LinkedIn: http://www.linkedin.com/in/theandrewhines

TikTok: https://www.tiktok.com/@therealandrewhines

Canadian real estate investing is broken — the old playbook doesn’t work anymore. In this new mini-series, I’m back after more than a year to cut through the noise and show you exactly what’s changed, why Canada’s market is stuck, and where the real opportunities are now.

This series is all about why Canadian investors are increasingly pivoting to the U.S. With shrinking margins at home, mounting regulatory challenges, and disappearing cash flow, I’ll show you how strategies like subject-to financing, double closes, and land flips south of the border create opportunities that simply don’t exist in Canada.

I’m diving deep into the deals I’m doing right now — real numbers, real strategies, and real results. From subject-to transactions to off-market acquisitions, I’ll share how we’re finding properties at steep discounts — sometimes 40 to 50 cents on the dollar — and why cash flow is still alive and well in the U.S. I’ll also walk you through how to set up properly as a Canadian investor, avoid double taxation, and build a system that works even without setting foot on the properties.

If you’re a Canadian investor who’s feeling stuck or frustrated, this series is for you. It’s not as complicated as it looks once you know the playbook — and I’m here to share it. So make sure you’re subscribed and stay tuned, because I’m just getting started.

Disclaimer: This episode, as with every episode of this show, should NOT be considered as advice. Investment advice is NEVER given on this show. Always consult a competent investment advisor before making an investment decision.

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Andrew Hines is a seasoned real estate investor, business-builder, educator, and podcast host, well-recognized for his extensive experience in the field. Andrew graduated with an HBA from the Richard Ivey School of Business in 2008 and spent three years teaching introductory business at Western University as a Lecturer. He has been investing in real estate since 2011 and completing value-add projects since 2015, primarily in the luxury student rental space. Andrew started a project management company for building out new-construction townhomes in 2016 and has since built over 50 residential units throughout Southwestern Ontario. Andrew is an advocate for treating real estate investing like a business and uses his experience in his educational endeavors, coaching numerous investors on strategies to achieve financial independence and scale their portfolios effectively.

FOLLOW ON SOCIALS:

Instagram: https://www.instagram.com/theandrewhines

Facebook: https://www.facebook.com/theandrewhines

Twitter: https://twitter.com/theandrewhines

LinkedIn: http://www.linkedin.com/in/theandrewhines

TikTok: https://www.tiktok.com/@therealandrewhines