Where Should I Invest? Real Estate Investing in Canada

By Sarah LarbiBusiness Entrepreneurship Investing

Where Should I Invest? Real Estate Investing in Canada episodes

October 11Building a US Real Estate Portfolio as a Canadian
Glen Sutherland started out investing in his own backyard in Cambridge, Ontario, but eventually made the leap south, building a portfolio across Alabama, Missouri, Indiana, Ohio, Florida, Michigan and Texas.
In this episode of Where Should I Invest?, hosts Sarah Larbi and Ryan Sweda sit down with Glen to unpack what it actually takes for a Canadian to build and scale a US real estate business, from visas to financing to picking the right market.
“The greatest thing in the world is to get paid in US dollars over Canadian dollars.”
Glen Sutherland, US Real Estate Investor and Host of A Canadian Investing in the US
What We Cover
Glen’s path from single-family houses in Ontario to a multi-state US portfolio, and why he eventually stopped self-managing.
The E-2 visa explained: what counts as an active versus passive business, why real estate holdings no longer count toward the investment requirement, and the employee criteria most applicants need to meet.
How Glen is using AI and virtual assistants to reduce reliance on W-2 employees, and where he still sees a role for on-site labour.
Alternative ways to break into US investing with limited capital, including franchises, self-storage, and seller-financed mobile home parks.
Why eviction laws, rent increase rules, and landlord-tenant regulations vary so much by state, and how that shapes where Glen chooses to invest.
The real difference between 30-year US mortgages and Canadian renewal cycles, and why that matters for long-term planning.
Cash flow versus appreciation, and why Glen prioritizes forcing appreciation through renovation rather than betting on market timing.
A creative deal structure most investors overlook: buying an off-market duplex in a single-family neighbourhood, then converting it back to a single-family home to solve a comps problem.
Why due diligence on comps, crime maps, and school zones matters more than chasing a specific city.
This episode has been brought to you in part by:
Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email [email protected]
Matt Pickering, National Bank [email protected]
Connect with Glen Sutherland
Podcast: https://www.youtube.com/@acanadianinvestingintheusa
Website: https://acanadianinvestingintheusa.com/coaching
E-mail: [email protected]
Free Facebook Group: https://www.facebook.com/groups/canadianinvestingintheusa
Disclaimer: The information shared in this episode and content is for educational and informational purposes only and should not be considered professional financial, legal, or investment advice.
The post Building a US Real Estate Portfolio as a Canadian first appeared on Sarah Larbi Developments.
55 min
September 27Fixed or Variable? What You Need to Know BEFORE Financing Your Next Deal
Season two of Where Should I Invest? kicks off with a new voice in the room. After 10 years and more than a million downloads, Sarah Larbi welcomes co-host Ryan Sweda, a US-based investor with seven DIY renovation projects and 50 acres of timber in western New York under his belt. Their first guest together is a show favourite: Matt Pickering, Mortgage Specialist at National Bank.
Should you go fixed or variable today, and why? We dig into the questions you should be asking before making that decision.
We also discuss loans from National Bank at bank rates that you could be eligible for, potentially reducing how much of your own money you need to use.
What are these loans, and could you qualify?
And if you’re planning a BRRRR deal, a flip, or a renovation, you’ll want to hear what has changed. Getting an “as complete” appraisal upfront could help take some of the guesswork out of your property’s projected value after renovations.
But that’s just one piece of the conversation. You’ll need to listen to the full episode for the other financing insights and changes you should know before your next deal.
What could this mean for your numbers, your financing, and your next purchase?
Tune in to find out.
Matt breaks down why fixed rates have been jumpier than variable this year, why he still likes variable for investors who can handle some risk, and how locking in actually works. He also walks through National Bank’s renovation loan, which finances your project based on a guaranteed future value before you swing a hammer. And he explains how the bank lets investors scale to 40 units when most lenders cap out at 8 to 12.
“I’m not a no guy. I don’t wanna just say, ‘No, you don’t approve. See you later.’ It’s more, ‘Okay, this is what you want. Let’s look at qualification.'”
Matt Pickering, Mortgage Specialist, National Bank
This episode has been brought to you in part by:
Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email [email protected]
Connect with Matt Pickering:
Phone/Text: 905-802-7788
Email: [email protected]
Key Highlights & Timestamps:
[00:00] Season two begins: meet new co-host Ryan Sweda.
[04:00] Matt’s read on the rate market heading into the end of 2026.
[07:00] Variable vs fixed: who should choose which, and why first-time buyers may prefer a three-year fixed.
[08:00] How locking a variable into a fixed rate works (and when it’s usually too late).
[11:00] Why variable mortgages reward prepayments.
[16:30] The renovation loan: financing based on a guaranteed after-repair value.
[18:30] Why single-family to duplex conversions tend to return dollar for dollar or more.
[21:00] Borrowing at 6.09% interest only with just 15% of the renovation cost on hand.
[23:30] How National Bank counts ADUs in your total property value.
[24:30] The 40-unit cap: four times the doors of most major banks.
[27:00] Qualifying self-employed, incorporated investors on business net income.
[29:30] Financing anywhere in Canada, plus options for permanent and temporary residents.
[32:00] Matt’s number one piece of advice: start early.
[36:30] Converting your current home into a rental and buying a new primary residence.
[37:30] Why AI is a starting point, not a substitute for an expert.
Disclaimer: Content provided is for educational purposes only and does not constitute financial, legal, or investment advice.
The post Fixed or Variable? What You Need to Know BEFORE Financing Your Next Deal first appeared on Sarah Larbi Developments.
41 min
September 13Condo Deconversions and Scaling to 50 Doors
Most investors spend years building the confidence to do their first deal. Bryce Kander initiated his first joint venture at the age of 13. In this episode of Where Should I Invest?, host Sarah Larbi sits down with the Red Deer-based realtor and investor to unpack how a home school “financial planning” class turned into a property portfolio — and how he’s now using an unconventional strategy called condo deconversion to build serious equity in Alberta’s softened condo market.
What We Cover:
Bryce’s origin story — a $30,000 inheritance, a home school finance class, and his first joint venture with his mother at age 13.
How an obsession with social media content became his entire deal-flow engine.
Inside an 18-unit condo deconversion in Edmonton: buying individual units, converting them to rentals, and unlocking value through the income approach to appraisal.
Real numbers on the deal — purchase price, financing structure, and the refinance plan through MLI Select.
An unexpected legal snag: an estranged tenant who wouldn’t sign a lease, and what that meant for the refinance timeline.
Alberta vs. Ontario landlord-tenant rules, and why market knowledge matters more than ever.
The mechanics of convincing dozens of individual condo owners to sell — including what happens when one owner refuses.
Why Bryce’s 27-unit partnership ended in a buyout, and the hard lesson he learned about equity versus voting rights when raising capital.
A breakdown of MLI Select financing, ADUs, and how a five-unit “garage suite plus house” strategy can unlock outsized equity.
Bryce’s lightning round — his favourite investing book, his current audiobook, and his advice for someone starting with $50K today.
This episode has been brought to you in part by:
Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email [email protected]
Matt Pickering, National Bank [email protected]
Get in touch with Bryce Kander:
E-mail – [email protected]
Website
Instagram – @brycekander
Facebook
TikTok – @brycekander
LinkedIn – https://www.linkedin.com/in/bryce-kander-9836521a/
Disclaimer: The information shared in this episode and content is for educational and informational purposes only and should not be considered professional financial, legal, or investment advice.
The post Condo Deconversions and Scaling to 50 Doors first appeared on Sarah Larbi Developments.
29 min
May 12The $20,000 Tenant Trap: How to Protect Your Ontario Rentals
Is the Ontario rental market stacked against you? In this episode, Sarah sits down with Jacqui Cummins, founder of Anchor Point Property Management. Jacqui leverages a 25 year career as a law clerk and 20 years of personal investing experience to protect her clients from professional tenants and LTB nightmares.
From the rise of the “cash for keys” phenomenon to the high-tech fraud used in rental applications today, Jacqui reveals the exact systems she uses to mitigate risk. If you are a Durham Region investor or anywhere in Ontario, this episode is your survival guide for the modern rental landscape.
In this episode, you will learn:
The “Prior-Prior” Reference: Why the current landlord is the last person you should trust.
Document Verification: How Jacqui spots doctored letters and fraudulent credit reports.
The Cash for Keys Crisis: How to handle $20,000 demands and why entitlement is changing the game.
Contractual Safety: The specific clause you need when selling a tenanted property to avoid being sued.
Boutique Management: Why local proximity is the key to white-glove service.
Get in touch with Jacqui Cummins, Anchor Point Property Management [email protected]
Website: https://www.anchorpointpm.ca/
Instagram: https://www.instagram.com/anchorpoint_mgmt/
Facebook: https://www.facebook.com/profile.php?id=61577825797819To work with Sarah Larbi contact at https://sarahlarbi.com/contact/ or [email protected]
The post The $20,000 Tenant Trap: How to Protect Your Ontario Rentals first appeared on Sarah Larbi Developments.
24 min
April 24Losing Everything to the CRA: A Cautionary Tale for Investors
In this raw and honest episode, Sarah Larbi sits down with Adam Kitchener, a seasoned investor and former property manager who built a massive career only to see it dismantled by the CRA.

Adam shares the devastating chain of events where an audit of a former client led to an investigation into his own finances, ultimately resulting in his bank calling all of his mortgages due.
This is a vital conversation for any investor about the importance of corporate structure, the reality of tax audits, and the mental grit required to rebuild from zero.
What You Will Learn
The Fourplex Sweet Spot: How Adam used residential mortgages to execute perfect BRRRs.
The Audit Domino Effect: How being a third party contractor for a troubled firm put Adam in the CRA crosshairs.
The Sole Proprietorship Trap: The specific structural mistake that allowed the CRA to target Adam’s personal assets and his family members.
Banking Default Realities: Why banks can call a mortgage even if you have never missed a payment.
Rebuilding with Grit: How Adam is using his construction expertise to launch Renovation Solutions and move forward.
This episode brought to you in part by Dalia Barsoum at Streetwise Mortgages https://streetwisemortgages.com/
Get in touch with Adam Kitchener, Renovation Solutions [email protected]
Follow on Instagram https://www.instagram.com/renovationsolutionsinc/#
Follow on Facebook https://www.facebook.com/profile.php?id=61576545914368#
Connect on LinkedIn https://www.linkedin.com/in/adam-k-21a985137/
To work with Sarah Larbi contact at https://sarahlarbi.com/contact/ or [email protected]
The post Losing Everything to the CRA: A Cautionary Tale for Investors first appeared on Sarah Larbi Developments.
53 min
April 10Quitting at 50 to Become a Full-Time Entrepreneur
In this episode, Sarah Larbi sits down with Albert Belo, the founder of Tribelo Properties, to discuss his incredible 30 year journey in the construction industry.
Albert reveals the personal catalyst that led him to leave a secure 20 year career in insurance restoration at age 50 to pursue his own business.
They dive deep into the technical side of property investing, from the importance of detailed documentation to selecting materials that are actually indestructible for rentals. Albert also shares his expertise on dealing with mold, asbestos, and the critical importance of having a properly insured team on your job site.
What You Will Learn:
The Mid Life Leap: Why Albert chose entrepreneurship over a stable 9 to 5 career path.
The Insurance Restoration Edge: How appraising multi-million dollar claims taught Albert to see the hidden details in every renovation.
Investor Specific Renos: Why vinyl flooring and IKEA kitchens are the gold standard for ROI and longevity.
Risk Management: The non-negotiables of WSIB, liability insurance, and working with specialized trades.
Building Tribelo: How Albert is bridging the gap between high level construction management and residential investing.
Learn more about Albert and Tribelo Properties – https://tribeloproperties.com/
This episode has been brought to you in part by:
Ryan DeLaurentis, Flip Savvy – https://flipsavvy.ca/
Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email [email protected]
Matt Pickering, National Bank [email protected]
The post Quitting at 50 to Become a Full-Time Entrepreneur first appeared on Sarah Larbi Developments.
36 min
March 27Leveraging AI Voice Agents to Scale Your Real Estate Business
In this episode of Where Should I Invest, Sarah Larbi sits down with long-time real estate experts and tech innovators Maher Murshed and Voytek Mardula. While many of you know Voytek for their turnkey US property success, they are now leading the charge in the AI space with their new venture, Speak Nova.
They discuss how AI is no longer just “ChatGPT” for writing emails—it’s now a sophisticated tool that can handle inbound calls, qualify leads, and book appointments without human intervention.

In this episode, Sarah, Maher, and Voytek discuss:
Beyond the Bot: The difference between basic chat text and sophisticated AI Voice Agents.
Speed to Lead: Why answering the phone instantly is the #1 factor in conversion, and how AI ensures you never miss a call.
The “Mundane” Replacement: How to free up your human staff to do high-level tasks by automating the FAQ and qualifying process.
Implementing Speak Nova: How easy it is for a real estate business to “train” an AI on their own data.
US Properties Update: A brief look at why Detroit remains a strong turnkey market for foreign nationals.

To learn more about Speak Nova, visit: https://speaknova.com
To learn more about US Properties, visit: https://usproperties.ca
This episode has been brought to you in part by:
Ryan DeLaurentis, Flip Savvy – Attend next week’s webinar https://flipsavvy.ca/webinar/
Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email [email protected]

The post Leveraging AI Voice Agents to Scale Your Real Estate Business first appeared on Sarah Larbi Developments.
52 min
March 13Real Estate Taxes, AI Audits, and Staying Ahead of the CRA
In this episode of Where Should I Invest, Sarah Larbi is joined by guest co-host Kelly Gong to interview Michal Wach, a real estate tax specialist who transitioned from a career in policing to helping investors navigate the complex world of Canadian taxes.
Michal breaks down why “doing it yourself” is the fastest way to fall behind and why the CRA’s new tools mean transparency is no longer optional.
In this episode, Sarah, Kelly, and Michal discuss:
The “Invisible” Partner: Why the CRA is always a partner in your deals and how to manage that relationship.
AI and the CRA: How technology is making it easier for the government to find discrepancies.
The HST Monster: Understanding why HST is never “your money” and the dangers of neglecting it.
Personal vs. Corporate: When is the right time to move from owning properties in your personal name to a corporate structure?
The Power Team: Why having a bookkeeper and a tax-specialist accountant is non-negotiable for growth.
Common Pitfalls: The biggest mistakes investors make during tax season and how to avoid them.
Michal Wach is the founder of Wach Tax Services. After building his own real estate portfolio and serving as a police officer, he realized his true passion lay in the “detective work” of tax strategy. He now specializes in helping Canadian real estate investors keep more of what they earn through smart planning and meticulous bookkeeping.
To learn more and access past episodes, visit: https://sarahlarbi.com/podcast-home
Connect with Michal Wach:
Instagram: https://www.instagram.com/wachtaxservices/
Website: https://wachtaxservices.com/
LinkedIn: https://www.linkedin.com/in/michal-wach-cpa-ca-2955a37/

This episode has been brought to you in part by:
Ryan DeLaurentis, Flip Savvy – flipsavvy.ca/webinar/
Matt Pickering, National Bank [email protected]Do you need help or ideas for your own real estate investing business? Reach out and let us support your journey www.sarahlarbi.com or email [email protected]
The post Real Estate Taxes, AI Audits, and Staying Ahead of the CRA first appeared on Sarah Larbi Developments.
35 min
February 27A Honest Conversation About Building Financial Freedom the Right Way
In this episode of Where Should I Invest, Sarah Larbi welcomes back Kasey Wong to discuss what it really takes to build long-term financial freedom through Canadian real estate.
Kasey shares how being let go early in his career pushed him to pursue secure, income-producing real estate, starting with a Toronto triplex in 2003. Years later, real estate gave him the leverage to walk away from his final job on his own terms.
Together, Sarah and Kasey unpack:
Why “generational wealth” is really about passing down education and experience
Why 5–10 years is a realistic timeline for financial freedom
The dangers of coaches promising 1–2 year exits
Why multifamily and student housing remain reliable long-term plays
How to test rent demand using “ghost ads”
The reality of 30–35% down payments for larger multifamily deals
Cash-for-keys debate
Tenant horror stories and the mental staying power required in this business
Kasey Wong is a Canadian real estate investor specializing in multifamily and student housing properties. After starting with a Toronto triplex in 2003, he built long-term income-producing assets that eventually allowed him to leave traditional employment behind.
Kasey focuses on practical, conservative investing strategies and has recently returned to coaching and sharing real estate analysis via social media.
This is an honest conversation about building freedom the right way without hype.To learn more and access past episodes, visit: https://sarahlarbi.com/podcast-home

Contact Kasey Wong here:
Website: https://cacoeli.com/
YouTube: https://www.youtube.com/@kasey_wong
Instagram: https://www.instagram.com/kasey_wong_apartments/
This episode has been brought to you in part by:
Ryan DeLaurentis, Flip Savvy – https://flipsavvy.ca/
Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email [email protected]
Dalia Barsoum, Streetwise Mortgages https://streetwisemortgages.com/
Do you need help or ideas for your own real estate investing business? Reach out and let us support your journey www.sarahlarbi.com or email [email protected]
The post A Honest Conversation About Building Financial Freedom the Right Way first appeared on Sarah Larbi Developments.
57 min
February 13Embracing Wellness: Anxiety & Stress Management for Entrepreneurs
In this episode of Where Should I Invest, Sarah Larbi sits down with registered psychotherapist Samir Boulazreg to explore the mental and emotional side of entrepreneurship, investing, and high performance.
They unpack how anxiety, depression, perfectionism, and burnout quietly impact ambitious professionals and why waiting for the “perfect time” often keeps people stuck.
Samir shares practical frameworks around mindfulness, movement, nutrition, and therapy, and explains why mental health work isn’t about “fixing yourself,” but about building awareness and resilience over time.
This conversation is especially relevant for entrepreneurs, investors, and high achievers who are building toward financial freedom but struggling to stay present along the way.

What You’ll Learn:
Why most people live in the past and how it fuels anxiety
How depression creates a negative feedback loop (and how to interrupt it)
Why starting imperfectly beats waiting for the perfect plan
The real difference between psychotherapy and life coaching
How mindfulness helps regulate high-achieving personalities
Why men and first responders often avoid therapy and why that’s changing
How movement and routine support long-term mental resilience
Samir Boulazreg is a registered psychotherapist who works with entrepreneurs, high performers, and first responders. His approach blends evidence-based therapy with practical strategies around mindset, behaviour, and well-being. Samir specializes in helping people manage stress, anxiety, depression, and burnout while building meaningful and sustainable lives.
Listen here: https://sarahlarbi.com/podcast-home
Contact Samir Boulazreg here:
LinkedIn: https://www.linkedin.com/in/samir-boulazreg-001695330/
Website: https://mypsychology.ca/
Instagram: https://www.instagram.com/mypsychology.ca/
This episode has been brought to you in part by:
Ryan DeLaurentis, Flip Savvy – https://flipsavvy.ca/
Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email [email protected]
Matt Pickering, National Bank [email protected]
Do you need help or ideas for your own real estate investing business? Reach out and let us support your journey www.sarahlarbi.com or email [email protected]
The post Embracing Wellness: Anxiety & Stress Management for Entrepreneurs first appeared on Sarah Larbi Developments.
36 min