Multi-family properties — typically four units or more — sit at the edge of residential and commercial financing, with income, cap rate and professional management driving the purchase decision. Amir Rehmani, MBA, Realtor®, coordinates the numbers and the financing so the deal actually works.
In Canada, properties with four units or fewer generally qualify for residential financing. Once you cross into five or more units, most lenders shift to commercial-style underwriting based on the building's net operating income and cap rate — not your personal income. That distinction shapes both the buying process and the ongoing management.
Multi-family opportunities exist across the GTA, from smaller purpose-built walk-ups in established Toronto and Hamilton neighbourhoods to newer-construction buildings in growth corridors — see our commercial real estate pages for larger, income-property-focused deals in a specific city.
Income-property fundamentals from offer to close.
Net operating income and cap rate — not comparable sales — drive valuation on multi-family buildings.
Buildings of 5+ units typically require commercial financing based on the building's income, not your personal income.
Existing leases, zoning compliance and fire code requirements are verified before you remove conditions.
Professional property management, or a realistic self-management plan, factored into the numbers from day one.
Career figures below are estimates — ask Amir for current, street-level comparables before you offer.
In most cases, properties with five or more units require commercial-style financing based on the building's net operating income. Four units or fewer generally still qualify for residential financing — ask Amir or your mortgage broker for specifics on a given property.
Existing leases and rent rolls, zoning and fire code compliance, and a realistic operating expense picture — not just the advertised cap rate. Full due diligence coordination is part of the process before you remove conditions.
Tell us a little about the building type and your goals — usually a response within one business day.