Real estate investors understand leverage. 25% down, 75%from the bank, let the asset grow. But what if you could apply that same principle to the stock market, with no tenants, no tribunals, and no 2 a.m. calls? Mozzie Chleilat is an Account Manager Business Development at DUCA Specialized Lending, one of Canada's leading credit unions. He works with financial advisors and their clients to structure investment loans into professionally managed stock funds. The core product is the 3:1 loan: put 25% down, DUCA loans you 3 times that amount, and you're invested in a $100,000 portfolio from a $25,000 starting point. In this conversation, Erwin and Mozzie cover: ✅How the 3:1 investment loan works and why the 25% equity requirement exists ✅The minimum loan ($50,000, requiring $16,667 client equity) and the path to $1 million with limited underwriting ✅How DUCA counts 90% of gross rental income toward debt servicing (vs. 50% at the big banks) ✅Why DUCA does not report this loan to credit bureaus as a trade line item ✅The net worth qualification pathway for investors whose income on paper doesn't reflect their assets ✅DUCA's soft margin breach program: why they give you 30 days and options, instead of calling your loan the moment you hit a threshold ✅Erwin's own AMD margin call story during COVID: no phone call, no email, just liquidated overnight ✅The right investor profile for this strategy: long-term horizon, comfortable with leverage, cash flow to service interest ✅Why 80 to 90% of Mozzie's clients are overallocated in Canadian real estate and looking to diversify ✅A real client case study: a doctor who exited a Cambridge rental (down 8%), deployed capital into the market, and stopped being a landlord Chapters0:00 — Show Intro8:34 — Mozzie's background: RBC, Equitable Bank, specialized lending 11:44 — What is the 3:1 investment loan and how does it work 14:14 — The $25,000 example: what day one looks like 16:44 — Minimum loan $50,000, how it compares to buying a rental 18:50 — Interest-only structure, no prepayment penalties, interest may be deductible 21:41 — How to qualify: no income docs needed up to $1 million 23:44 — Corporate and personal loans available, up to $2 million combined 26:14 — TDSR 44%, net worth test: 1.5x the loan amount 29:14— DUCA counts 90% of gross rental income (banks count 50%) 36:44 — DUCA does not report this loan to credit bureaus 42:44 — Erwin's AMD margin call: bought at $45, liquidated without warning, stock went 10x 46:14 — Buy the dip, dollar cost averaging, Cherry's annual investment strategy 50:14 — 25% down in the stock market vs 25% down in real estate: the simple math 52:14— Why 80-90% of investors are overallocated in Ontario real estate 55:14— REIT funds vs S&P 500: why DUCA steers clients toward the index 58:44 — How to reach Mozzie Chleilat at DUCA Specialized Lending
