Where Should I Invest? Real Estate Investing in Canada

Sarah Larbi
  • 3.9 (9)
  • Investing
  • Semimonthly

Real Estate Investor, Developer, Mentor

  1. Oct 25

    Flipping US Land for 50 Cents on the Dollar

    Mat Piché flipped more than 150 houses in Southern Ontario before making the move south about two and a half years ago. Today, 95% of his deals are vacant land in the US, bought at around 50 cents on the dollar, often without putting down a deposit. Sarah Larbi and co-host Ryan Sweda sit down with Mat for a candid (and occasionally controversial) conversation about why he left the Canadian market and how his land business works. He shares the cross-border setup Canadians need to avoid paying tax twice, and what it really takes to get an E-2 visa. He also explains why he thinks mindset, not money, is the biggest thing holding Canadian investors back. “The more offers we send, the luckier we get. The more numbers we call, the luckier we get. It’s not luck, it’s just volume.” Mat Piché, Real Estate Investor and Land Flipper Key Highlights & Timestamps: [00:00] Sarah and Ryan catch up: a delayed resort opening and the keep-or-sell decision on a midterm rental. [05:00] Mat’s background: 150+ flips in Kitchener-Waterloo and the move to the US. [06:30] Why Canadian deals dried up, and why his US team rarely pays more than 65 cents on the dollar. [09:00] Why Mat recommends land for new investors. [11:30] Why out-of-state land owners are unemotional sellers. [13:00] Using public data to build targeted seller lists. [17:00] A typical deal: buy 5 to 10 acres for $50,000 to $60,000 and sell for $100,000 to $120,000. [18:00] The double close: six-month closings, no deposit, and letting a realtor sell the land. [19:30] The real risks of the strategy and how to manage them. [22:00] A “subject to” deal in Tennessee with a 2.1% mortgage locked in. [23:30] Why rising rates barely touch the land market. [25:00] Avoiding double taxation: why Canadians should skip the LLC. [27:30] How the E-2 visa works (and why you don’t need employees on day one). [36:00] $25,000 a month in US marketing for 10 to 15 deals, compared to about one deal a month in Canada for $30,000. [39:00] Hitting every lead three ways: cold calls, mail and Facebook ads. [41:00] The biggest obstacle for Canadians: thinking like a small-time investor instead of a CEO. This episode has been brought to you in part by: Ryan Carson, Carson Law – https://www.carsonlaw.ca/ or email ryan@carsonlaw.ca Matt Pickering, National Bank matthew.pickering@nbc.ca Connect with Mat Piché: Mat’s website – https://www.matpiche.com/ Follow Mat on Instagram Watch Mat on YouTube Join Mat on Facebook Resources Mentioned: E-2 Treaty Investor Visa   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 Flipping US Land for 50 Cents on the Dollar first appeared on Sarah Larbi Developments.

  2. Oct 11

    Building 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 ryan@carsonlaw.ca Matt Pickering, National Bank matthew.pickering@nbc.ca Connect with Glen Sutherland Podcast: https://www.youtube.com/@acanadianinvestingintheusa Website: https://acanadianinvestingintheusa.com/coaching E-mail: glen@glensutherland.com 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.

  3. Sep 27

    Fixed 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 ryan@carsonlaw.ca Connect with Matt Pickering: Phone/Text: 905-802-7788 Email: matthew.pickering@nbc.ca 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.

  4. Sep 13

    Condo 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 ryan@carsonlaw.ca Matt Pickering, National Bank matthew.pickering@nbc.ca Get in touch with Bryce Kander: E-mail – brycekander@gmail.com 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.

  5. May 12

    The $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 Info@anchorpointpm.ca 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 sarah@sarahlarbi.com The post The $20,000 Tenant Trap: How to Protect Your Ontario Rentals first appeared on Sarah Larbi Developments.

  6. Apr 10

    Quitting 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 ryan@carsonlaw.ca Matt Pickering, National Bank matthew.pickering@nbc.ca The post Quitting at 50 to Become a Full-Time Entrepreneur first appeared on Sarah Larbi Developments.

  7. Mar 27

    Leveraging 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 ryan@carsonlaw.ca   The post Leveraging AI Voice Agents to Scale Your Real Estate Business first appeared on Sarah Larbi Developments.

  8. Mar 13

    Real 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 matthew.pickering@nbc.caDo 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 sarah@sarahlarbi.com The post Real Estate Taxes, AI Audits, and Staying Ahead of the CRA first appeared on Sarah Larbi Developments.

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Real Estate Investor, Developer, Mentor

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