Real Estate Investing Morning Show ( REI Investment in Canada )

"Real Estate Investing Morning Show" with Canadian investor power couple, Wayne and Gabby Hillier. We talk everything real estate. Joint Ventures, Landlording, Buying/Selling, Financing, Flipping, BRRRR, Multi-Family, Secondary Suites, Condominiums, Agreement For Sales, Rent to Own, Wholesaling. Not to mention, sharing routines and strategies that we've implemented into our lives that have helped us 10X our performance, our drive and our efficiency.

Real Estate Investing Morning Show ( REI Investment in Canada ) is a business podcast hosted by Unknown Host, with 200 episodes on record and a Required Pod Score of 80. PitchCentric scores this show on Booking Probability, Listen Score, and live audience signals refreshed every 24 hours.

Unknown Host hosts Real Estate Investing Morning Show ( REI Investment in Canada ), a business show with 200 episodes published.

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  Real Estate Investing Morning Show ( REI Investment in Canada )

  The Smith Manoeuvre Explained With Keaton Kirkwood

  Aug 20, 202648 minS14

  The Smith Manoeuvre Explained Most Canadian homeowners understand that mortgage interest on their principal residence is generally not tax deductible. The Smith Manoeuvre is a strategy designed to change how that debt is structured. In today's episode of the Canadian Real Estate Investing Morning Show , Wayne and Gabby are joined by Keaton Kirkwood of Kirkwood & Brennan Mortgage Group , a Smith Manoeuvre Certified Professional, to explain how the strategy works, why it can be powerful for Canadian homeowners and real estate investors, and what risks investors need to understand before using it. At a high level, the Smith Manoeuvre is about converting non-tax-deductible debt into tax-deductible investment debt while building investments at the same time. What You'll Learn What the Smith Manoeuvre is Why it is not only for real estate investors How a readvanceable mortgage works Why mortgage interest on a principal residence is different from investment interest How homeowners can recycle mortgage principal into investments Why the CRA may allow interest deductions when borrowed funds are used to generate income How the strategy can help Canadians invest sooner Why marginal tax rates matter How tax refunds can be redirected toward investments or debt reduction Why investors need the correct mortgage product How the Smith Manoeuvre can be used with real estate, businesses or non-registered investments The difference between debt conversion and simply taking on more debt What "cash damming" means How rental income can be redirected through a Smith Manoeuvre strategy Why cash damming can increase after-tax returns How conservative and aggressive versions of the strategy differ Why investment quality still matters The risks of borrowing against home equity Why diversification may make sense Whether the Smith Manoeuvre still applies if your home is already paid off Why professional guidance matters when setting everything up What Is the Smith Manoeuvre? Keaton describes the Smith Manoeuvre as a way of optimizing the flow of your money so you can: Minimize non-deductible interest Create investments sooner Potentially reduce the overall taxes you pay The basic strategy uses a specific type of mortgage known as a readvanceable mortgage . As you make mortgage payments and reduce the principal owing on your home, borrowing room becomes available through an attached line of credit. Those borrowed funds can then be invested into assets where there is a reasonable expectation of earning income. Depending on how the strategy is structured, the interest on that investment borrowing may become tax deductible. Converting Non-Deductible Debt For most Canadian homeowners, the interest paid on their principal residence is not deductible from taxable income. But when money is borrowed and used for an eligible income-producing investment, the interest may qualify for a deduction. That is one of the central concepts behind the Smith Manoeuvre. Instead of simply paying down a mortgage and allowing the equity to sit inside the home, the homeowner can potentially reborrow the principal that was paid down and deploy it into investments. Over time, the objective is to gradually convert the mortgage debt from non-deductible personal debt into deductible investment debt. You Are Not Necessarily Creating More Total Debt One of the concerns people immediately have is that the strategy involves borrowing against the house. Keaton walks through a useful example. Imagine somebody has a $400,000 mortgage and wants to save $100,000 to invest. One approach would be to leave the $400,000 mortgage alone and accumulate $100,000 in cash. Another approach could be to direct that $100,000 toward the mortgage first, reducing the mortgage from $400,000 to $300,000, and then reborrow the same $100,000 for investment purposes. In both scenarios, the person effectively ends up with $400,000 of total debt and a $100,000 investment. The difference is that in the second structure, a portion of that debt may now qualify as tax deductible because of how the borrowed money was used. That is why Keaton emphasizes that the strategy is not simply about taking on as much debt as possible. It is about structuring existing debt more efficiently. What Is Cash Damming? For real estate investors, one of the most interesting applications discussed in the episode is cash damming . Normally, a landlord collects rent and uses that rental income to pay expenses such as: Property taxes Insurance Utilities Maintenance Repairs Other rental-property expenses With cash damming, the flow of that money can potentially be redirected. Instead of using the rental income directly to pay rental expenses, the investor may use the rental income to aggressively pay down non-deductible debt on their principal residence. That mortgage reduction creates additional available borrowing room through the readvanceable mortgage. The investor then borrows those funds back and uses them to pay eligible rental expenses. The total amount of debt may not necessarily increase. Instead, debt is gradually shifted from non-deductible personal debt toward potentially deductible investment debt. A Real Estate Investor Example Keaton gives an example of a rental portfolio generating approximately $100,000 per year in revenue . By redirecting those funds through a cash-damming strategy, a homeowner with a $400,000 mortgage could potentially convert a significant portion of that mortgage into deductible investment debt over only a few years. Instead of paying approximately $20,000 per year in mortgage interest and receiving no tax deduction on that interest, part or eventually potentially all of that interest could qualify for tax deductions depending on the structure. For someone in a higher marginal tax bracket, the tax savings can become significant. Those tax refunds can then potentially be used to: Pay down additional mortgage debt Invest more Continue accelerating the strategy That is where the compounding effect can become powerful. The Smith Manoeuvre Is Not One Strategy Keaton explains that there are multiple ways to apply the Smith Manoeuvre. Some households may use it conservatively. Others may use more advanced strategies. Applications discussed in the episode include: Debt conversion Cash damming Investing through non-registered accounts Investing in real estate Investing through a corporation Investing in a business The appropriate strategy depends on the homeowner's financial position, income, investments, risk tolerance and long-term objectives. What Happens When the Mortgage Is Fully Converted? The debt-conversion portion of the Smith Manoeuvre eventually reaches a natural limit. Once all of the eligible non-deductible mortgage debt has been converted into deductible investment debt, there is no additional personal mortgage debt left to convert. But that does not necessarily mean investing has to stop. If the homeowner continues paying principal, they could potentially continue recycling that principal into additional investments depending on their goals and risk tolerance. Some investors may choose to build a larger investment portfolio earlier in life and then transition into a period of aggressive deleveraging later. Others may prefer a much more conservative implementation. There is no single correct version for everybody. What Are the Risks? This strategy involves leverage. And leverage creates risk. Wayne and Keaton are very clear about one important point: The Smith Manoeuvre does not turn a bad investment into a good investment. If you borrow against your home equity and invest that money poorly, you can lose money while still being responsible for the debt. That is why the investment itself still matters. Wayne emphasizes his approach of focusing on investments with strong cash flow, solid fundamentals and lower downside risk rather than simply relying on appreciation. Keaton also explains that his own implementation includes diversified, low-fee global index investments. The takeaway is not that everyone should invest the same way. It is that leveraged investing requires careful risk management. Is Avoiding All Risk Actually Risk-Free? Keaton also introduces an interesting perspective. Avoiding investment risk completely may create a different form of risk. Someone who focuses entirely on eliminating debt and only invests in extremely conservative assets may reach retirement without enough invested capital. The traditional approach is not automatically safer simply because it avoids leverage. Every financial strategy involves trade-offs. The goal is to understand those trade-offs and choose an approach that fits your financial circumstances and long-term goals. What If Your Home Is Already Paid Off? If your principal residence has no mortgage, the traditional debt-conversion portion of the Smith Manoeuvre does not apply because there is no non-deductible mortgage debt to convert. However, homeowners may still be able to access equity from a paid-off property and use those funds to create investments in a tax-efficient manner. Keaton cautions against jumping from zero debt to maximum leverage overnight. The strategy should still be evaluated based on the individual's goals, financial position and comfort with risk. The Main Lesson The Smith Manoeuvre is not simply: "Borrow against your house and invest the money." It is a structured debt and investment strategy designed to optimize how money moves between your mortgage, investments and taxes. Done properly, it may allow Canadian homeowners to: Invest sooner Convert non-deductible debt into deductible debt Reduce after-tax borrowing costs Accelerate investment growth Potentially pay down personal mortgage debt more efficiently But the details matter. The mortgage product matters. The investments matter. The accounting matters. The tracking matters. And the investor's risk tolerance matters. That is why Wayne and Keaton strongly recommend working with professionals who understand the Smith Manoeuvre before implementing the strategy. About Today's Guest Keaton Kirkwood Keaton Kirkwood is an investor-focused mortgage broker with Kirkwood & Brennan Mortgage Group and a Smith Manoeuvre Certified Professional. He works with Canadian real estate investors and homeowners to structure financing around long-term investment goals rather than simply securing the next mortgage. www.kbmortgages.ca keaton@kbmortgages.ca About Your Hosts Wayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show , they share practical real estate investing education based on their own experience building and managing rental properties across Alberta. Resources & Contact Learn More About the Smith Manoeuvre If you want to determine whether the Smith Manoeuvre fits your financial situation, speak with professionals who understand how the mortgage, investment and tax pieces work together. Kirkwood & Brennan Mortgage Group www.kbmortgages.ca keaton@kbmortgages.ca Finngo Bookkeeping & Tax www.finngo.com/rei Join the REI Masters Mentorship Program Work directly with Wayne and Gabby on Canadian real estate investing strategy, acquisitions, financing, cash flow, risk management and portfolio growth. www.reimasters.ca Get The 5% Rule™ Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show Live Join Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. info@reimorningshow.com Upcoming Events REI Masters Edmonton Real Estate Investing Bus Tour Edmonton, Alberta August 22, 2026 The August 22 Edmonton Real Estate Investing Bus Tour is now SOLD OUT . Attendees will tour real Edmonton investment properties, including Wayne and Gabby's multi-unit garden suite development approximately two weeks before its expected completion. www.reimasters.ca/edmontonbustour REIcon – The Summit Series Edmonton, Alberta September 11–13, 2026 Wayne and Gabby will be presenting on due diligence, pre-closing preparation, property management and asset management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday morning. reiconference.ca Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. www.kbmortgages.ca keaton@kbmortgages.ca

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  Real Estate Investing Morning Show ( REI Investment in Canada )

  Should You Hire a Property Manager?

  Aug 14, 202656 minS14

  Should You Hire a Property Manager? Should you hire a property manager for your rental properties, or should you manage them yourself? For Wayne and Gabby, self-managing their rental portfolio was one of the scariest decisions they made early in their investing journey. It also became one of the biggest reasons their portfolio became more profitable and easier to scale. In today's episode of the Canadian Real Estate Investing Morning Show , Wayne and Gabby explain why they chose not to use traditional property management companies, how much that decision can potentially save, and the systems they built to manage rental properties across Alberta without constantly driving to them. The goal is not to convince every investor that property managers are bad. The goal is to understand the numbers, the trade-offs, and whether there may be a more profitable way to operate your rental business. What You'll Learn Why Wayne and Gabby chose to self-manage their rental properties Why property management felt overwhelming in the beginning How fear of the unknown keeps investors from managing their own properties Why management fees can dramatically reduce early cash flow How property management costs can affect your reserve fund Why maintaining control of your rental business matters The difference between delegating tasks and delegating decisions How self-management can increase returns for joint venture partners Why more properties inevitably create more problems How systems prevent those problems from taking over your life Why Wayne and Gabby keep virtually everything online Why tenant communication happens primarily through email How templates save time and reduce decision-making Why clear tenant approval criteria matter How to build a dependable local "power team" Why Wayne and Gabby hire hourly local help instead of paying percentage-based management fees How virtual assistants can help as a portfolio grows How rental properties can be managed remotely without constantly visiting them Why Self-Management? The first major reason was simple: Money. Wayne explains that depending on the property and management agreement, traditional property management can cost thousands of dollars per property every year. That expense can make an enormous difference during the early years of an investment when cash flow may already be tight. If a rental property produces $300 per month in cash flow but almost all of that goes toward management fees, there may be very little left to build reserves for vacancies, repairs, furnaces, roofs, sewer lines or unexpected emergencies. Wayne and Gabby wanted that money staying inside the rental business. The Second Reason: Control The other major reason was control. Delegating a task is one thing. Delegating important decisions about your investment is another. Nobody has the same financial interest in your rental property that you do. Wayne and Gabby wanted control over tenant communication, inspections, repairs, approvals and the decisions that ultimately affect the profitability of their investments. That does not mean every property manager is bad. It means the investor ultimately remains responsible for the investment. More Properties Mean More Problems Scaling does not eliminate property management problems. It creates more of them. More properties mean more tenants. More tenants mean more maintenance requests, lease renewals, inspections, vacancies and unexpected situations. Wayne and Gabby explain that the goal is not to eliminate every problem. That is impossible. The goal is to build systems so those problems do not control your schedule or interfere with the life you were trying to create through real estate investing in the first place. Keep Everything Online One of the biggest changes they made was moving virtually the entire property management business online. Documents are centrally stored and accessible remotely. Leases, mortgage information, property tax documents and other important information can be accessed quickly. Tenant communication is primarily handled through email. Gabby considers this one of the most important systems they implemented. No unnecessary texting. No unnecessary phone calls. Keep communication documented and organized through email whenever possible. That creates a clear record and makes the business easier to manage. Create Templates for Everything Over time, Wayne and Gabby stopped rewriting the same things repeatedly. They developed templates for: Tenant communications Lease agreements Questionnaires Common email responses Rental processes Property management procedures When a familiar situation occurs, they do not have to reinvent the solution. They already know what to do. The objective is to remove unnecessary decision-making from the business. Build Clear Tenant Approval Systems Tenant selection should not be based on constantly debating whether somebody seems good enough. Wayne and Gabby created clear criteria. Does the applicant meet the requirement? Yes or no. Check or X. That makes tenant screening more consistent and easier to delegate while protecting the quality of the portfolio. Build Your Power Team Self-management does not mean doing every repair yourself. Wayne and Gabby built a team of trusted local professionals who can handle repairs, maintenance and emergencies. When something happens, the question is no longer: "How am I going to fix this?" It becomes: "Who do I call?" Their ideal power-team members are solution-oriented people who can inspect a problem, determine what needs to happen and move toward solving it without requiring Wayne or Gabby to personally supervise every step. Delegate the In-Person Work There are still tasks that require somebody to physically attend the property. Showings. Inspections. Dropping something off. Minor errands. Basic on-site tasks. Instead of paying a full property management fee, Wayne and Gabby use local people who can handle those jobs hourly when required. Some years a property may need very little in-person assistance at all. That creates a dramatically different cost structure than paying a percentage of rent every month. What Can the Savings Look Like? Wayne explains that property management fees can potentially amount to roughly $3,000 to $5,000 per property per year , depending on the property, rents, fees and management agreement. Now apply that across a larger portfolio. If an investor owned 20 properties and saved approximately $4,000 to $5,000 per property annually: 20 × $4,000 = $80,000 20 × $5,000 = $100,000 That represents potentially $80,000 to $100,000 per year staying inside the rental business instead of being paid toward management. Those savings can improve cash flow, build reserves, increase returns and potentially even help an investor create enough income to leave another job. Systems Create Freedom Self-management does not mean spending every day dealing with tenants. Done poorly, it absolutely can. Done properly, Wayne and Gabby believe it can be the opposite. Everything runs through systems. Tenant communication has a system. Maintenance has a system. Tenant approval has a system. Inspections have a system. Documents have a system. Emergencies have a system. And as the portfolio grows, additional help can be added. For Wayne and Gabby, that eventually included virtual assistants who can handle much of the day-to-day communication while they continue making the important decisions. The objective is not to personally do everything. The objective is to maintain control while delegating the work. The Main Lesson Hiring a property manager can absolutely make sense for some investors. If property management is the only thing preventing you from buying a rental property, Wayne would rather see you hire someone than never invest at all. But investors should not assume that outsourcing the entire operation is their only option. With the right systems, templates, team and processes, it is possible to self-manage rental properties remotely while keeping significantly more money inside the investment. For Wayne and Gabby, that became one of the foundations of building a profitable rental portfolio. About Your Hosts Wayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show , they share practical lessons from building, buying and managing rental properties across Alberta. Resources & Contact Remote Property Management Course Learn the systems Gabby developed to self-manage rental properties remotely, including: Setting up your systems and local team Advertising and handling inquiries Remote tenant screening Lease agreements and expectations Move-ins, move-outs and inspections Maintenance and repairs Late rent, disputes and evictions 50% off through Sunday, August 16, 2026. www.reimasters.ca Join the REI Masters Mentorship Program Work directly with Wayne and Gabby on real estate investing strategy, acquisitions, property management, deal analysis and portfolio growth. www.reimasters.ca Get The 5% Rule™ Learn Wayne Hillier's framework for evaluating rental property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show Live The Canadian Real Estate Investing Morning Show broadcasts live at 7:00 AM Mountain Time on YouTube . There will be no live shows Monday, August 17 through Wednesday, August 19 while Wayne and Gabby are away with family. The show returns Thursday, August 20, 2026. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. info@reimorningshow.com Upcoming Events REI Masters Edmonton Real Estate Investing Bus Tour Edmonton, Alberta August 22, 2026 Tour real Edmonton investment properties and learn why Wayne and Gabby purchased them, how they financed them, how they select tenants and how the deals fit into their investment strategy. The tour will also include one of their multi-unit garden suite developments nearing completion. Family friendly, with the kids' scavenger hunt returning. Only a limited number of seats remain. www.reimasters.ca/edmontonbustour REIcon – The Summit Series Edmonton, Alberta September 11–13, 2026 Wayne and Gabby will be teaching due diligence, pre-closing preparation, property management and asset management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday morning. reiconference.ca Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. www.kbmortgages.ca keaton@kbmortgages.ca

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  Real Estate Investing Morning Show ( REI Investment in Canada )

  Write Stronger Real Estate Offers

  Aug 13, 20261 hourS14

  Writing a real estate offer is simple. Writing an offer that actually gets accepted is a different story. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne breaks down the key components of a real estate offer and shares his Stop, Look and Listen system for negotiating stronger deals. The biggest mistake investors make is getting emotionally attached to a property before the negotiation even begins. You do not need this deal. Another deal will come. Once you understand that, you can slow down, look at the situation objectively, gather information and build an offer around what actually matters to the seller. What You'll Learn The five main components of a real estate offer Why investors make bad decisions when they get desperate How to stay logical when competing for a property Why price is only one part of an offer How deposits can make an offer stronger How conditions affect the seller's decision Why possession dates can become a negotiating tool How shorter condition periods can strengthen an offer When an offer deadline can create urgency Why you should understand the seller's motivation How to identify leverage inside a property Why property condition can help justify your offer price How furnaces, hot water tanks and deferred maintenance affect long-term returns Why communication and trust can matter as much as price How to structure an offer so both sides can win The Five Main Parts of an Offer Wayne breaks most residential real estate offers down into a handful of components investors can actually control: 1. Included and excluded items Appliances, sheds, air conditioners and other attached or unattached goods need to be identified. 2. Deposit The size of the deposit can demonstrate how serious and financially prepared the buyer is. 3. Conditions Common conditions include financing and home inspection, although additional conditions can be added depending on the property. 4. Possession date A flexible possession date can sometimes be worth more to a seller than a slightly higher purchase price. 5. Price Price matters, but it should not be the only part of the offer you negotiate. The length of the condition period and the amount of time the seller has to accept the offer can also be used strategically. Stop: Calm Down The first part of Wayne's system is simple: Stop. One of the quickest ways to make a bad investment decision is to convince yourself that you have to own a particular property. The moment investors become desperate, logic often disappears. They start increasing their price. They remove protections. They worry that another buyer will take the property. And suddenly they are negotiating against themselves. Wayne's reminder is simple: You do not need this deal. Another opportunity will eventually come. Once you accept that, it becomes much easier to evaluate the property objectively and negotiate from a position of confidence. Look: Find the Leverage Once you have removed the emotion, look at the situation. What information is available? Why might the seller be moving? Is the property vacant? Are there moving boxes throughout the house? Has it been sitting on the market? Does the property need repairs? Is the furnace near the end of its life? Is the hot water tank leaking? Are the floors damaged? Does the basement have water problems? These details can help explain why your offer is structured the way it is. Instead of simply throwing out a low number, you can justify your price based on real costs. For example, if a furnace needs replacing and the hot water tank is already leaking, the buyer may need to spend thousands of dollars immediately after possession. That information can become part of the negotiation. The seller could replace those components before possession, or the purchase price could be adjusted to reflect the work required. Listen: Understand What the Seller Actually Needs The final part of the system is: Listen. What is the seller saying? What is their realtor saying? What information is available through the property? What is their motivation? Do they need a specific possession date? Are they moving to another city? Do they need certainty quickly? Would a shorter condition period help them? Would a larger deposit make them more comfortable? The more you understand about the seller, the easier it becomes to build an offer around what matters to them. And sometimes what matters most is not the highest price. It might be certainty. Timing. A faster condition removal. A larger deposit. Or simply dealing with a buyer they believe will actually close. Strong Offers Are Not Always Higher Offers Wayne shares how he recently secured another cash-flowing Edmonton rental property before he had even personally walked through it. He knew the neighbourhood. He understood the numbers. He knew what he was looking for. And because the opportunity met his criteria, he was able to move quickly. The offer was prepared before the property even had a lockbox installed. Instead of waiting for more buyers to appear, Wayne submitted an aggressive offer with a short acceptance window. The seller had a decision to make. Accept a strong offer now or wait and hope something better arrived. The offer was accepted. That is the advantage of knowing exactly what you are looking for before the opportunity appears. Do Not Reinvent the Wheel Wayne and Gabby also discuss why real estate investing does not need to be complicated. When you know what works, you can repeat it. Find the types of properties that produce the strongest combination of: Cash flow Return on investment Tenant demand Low risk Appreciation potential Then learn those properties and neighbourhoods extremely well. When the right opportunity appears, you can recognize it immediately. That allows you to act faster than investors who are still trying to determine whether the deal makes sense. Negotiation Should Create a Win The goal is not to steal a property from somebody. The goal is to find a deal that works for the investor while also solving the seller's problem. Sometimes the seller needs the highest possible price. Sometimes they need a specific possession date. Sometimes they need certainty. Sometimes they need the property sold quickly. The only way to know is to gather information. That is why Wayne's system comes back to three simple steps: Stop. Look. Listen. Stop being desperate. Look for useful information and leverage. Listen to what the seller actually needs. Then use that information to write the strongest offer possible. About Your Hosts Wayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical lessons from building, buying, operating and managing rental properties across Alberta. Resources & Contact Join the REI Masters Mentorship Program Work directly with Wayne and Gabby on real estate investing strategy, acquisitions, negotiation, deal analysis, property management and portfolio growth. www.reimasters.ca Remote Property Management Course Learn the systems Gabby uses to manage rental properties remotely. www.reimasters.ca Get The 5% Rule™ Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show Live Join Wayne and Gabby every weekday morning at 7:00 AM Mountain Time on YouTube. Follow Wayne Hillier – Real Estate Investing Coach on YouTube. info@reimorningshow.com Upcoming Events REI Masters Edmonton Real Estate Investing Bus Tour Edmonton, Alberta August 22, 2026 Tour real Edmonton investment properties, including one of Wayne and Gabby's multi-unit garden suite projects nearing completion. Tickets are limited. www.reimasters.ca/edmontonbustour REIcon – The Summit Series Edmonton, Alberta September 11–13, 2026 Wayne and Gabby will be presenting on due diligence, pre-closing preparation, property management and asset management. The Canadian Real Estate Investing Morning Show will also be recorded live on stage Saturday morning. reiconference.ca Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. www.kbmortgages.ca keaton@kbmortgages.ca

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  Real Estate Investing Morning Show ( REI Investment in Canada )

  The Best Landlords Get the Best Tenants

  Aug 11, 202656 minS14

  Being a great landlord is not just about being nice. It can directly affect your vacancy, tenant turnover, repair costs, rental income, and ultimately the profitability of your real estate portfolio. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down what it actually means to be a great landlord and why landlord quality has a much bigger impact on returns than many investors realize. The core idea is simple: If tenants feel respected, appreciated, and taken care of, they are more likely to stay longer, communicate better, treat the property properly, and renew their lease. That means fewer turnovers, less vacancy, lower costs, and better long-term returns. What You'll Learn Why being a better landlord can increase profitability Why tenant relationships matter more than most investors realize What tenants may be saying about you when you are not around Why strong landlord-tenant relationships can improve retention How fast repairs affect tenant satisfaction Why communication matters just as much as the repair itself How thoughtful responses build trust Why going above and beyond can strengthen tenant relationships How small gifts can create a surprisingly large impact When compensating a tenant for inconvenience can make sense Why reasonable renewal offers matter How aggressive rent increases can hurt long-term retention Why landlords need to balance profitability with tenant loyalty How scaling a portfolio can cause service quality to break down Why systems need to be built before the portfolio gets large How poor communication and delayed repairs can quietly increase expenses Why maintaining quality while scaling is critical Being a Great Landlord Is Good Business A poor landlord can create unnecessary costs. Tenants who feel ignored or underappreciated may leave as soon as they have another option. That creates turnover. Turnover creates vacancy. Vacancy means lost rent, cleaning costs, repairs, advertising, showings, screening, and potentially incentives required to get the property filled again. A strong landlord relationship can reduce many of those costs. Wayne explains that the goal should be for tenants to think positively about their landlord even when the landlord is not around. If their friends complain about their landlord, you want your tenant saying: "My landlord is amazing." That kind of relationship can become especially important when renters have more options available to them. Fix Things Quickly One of the simplest ways to be a better landlord is also one of the most important: Fix things when they break. And do it as quickly as reasonably possible. Wayne and Gabby discuss several recent flooding situations in their Edmonton rental portfolio where responding quickly became critical. In one case, a tenant later told them: "I've never had a landlord like you before." The compliment came after Wayne and Gabby responded quickly to a water issue, arranged help, communicated throughout the situation, and tried to minimize the disruption to the tenant. The problem itself may have been frustrating, but the way the landlord handled it changed the tenant's perception of the entire situation. Communication Matters Repairs cannot always happen immediately. A washing machine might need to be replaced. A contractor may not be available. Parts may need to be ordered. The landlord cannot always control those timelines. But the landlord can control communication. Respond promptly. Explain what is happening. Tell the tenant what has been scheduled. Tell them what the next step is. Let them know that the issue has not been forgotten. A thoughtful response can make a major difference compared with a vague: "We'll get to it." Small Gestures Can Have a Big Impact Wayne and Gabby also recommend finding simple ways to show tenants that they are appreciated. That might include: A welcome gift when they move in A Christmas gift A small gift card A thoughtful note Compensation for a meaningful inconvenience Gabby shares an example where a tenant was temporarily without a washing machine. While they waited for the replacement, they provided a gift card to acknowledge the inconvenience. The landlord may not be responsible for an appliance unexpectedly breaking, but a small gesture can help preserve goodwill and strengthen the relationship. Be Reasonable at Renewal Time Tenant retention is also influenced by renewal decisions. There may be times when rent increases are necessary. But just because the market—or local regulations—allows a certain increase does not automatically mean the maximum increase is the best business decision. A long-term tenant who pays reliably, takes care of the property, and creates very few problems has real value. Wayne and Gabby discuss the importance of balancing market rent with tenant retention and profitability. Sometimes maintaining a great tenant can be more valuable than squeezing every possible dollar out of the next lease term. Scaling Can Destroy Good Landlord Habits One of the biggest risks comes as an investor's portfolio grows. When you have one or two tenants, it is relatively easy to respond quickly, remember renewals, send gifts, and stay on top of repairs. As the portfolio grows, those simple things can start slipping. Emails get missed. Repairs get delayed. Renewals get forgotten. Communication becomes slower. The landlord who once provided excellent service can gradually become the landlord tenants complain about. That is why systems matter. The best time to build those systems is not when you already have 20 tenants. It is on day one. The Main Lesson Wayne summarizes being a great landlord very simply: Do what you are supposed to do, respectfully and in a timely manner. That means: Fix what needs fixing. Communicate clearly. Respond promptly. Treat tenants respectfully. Show appreciation. Be reasonable. And build systems that allow you to maintain that standard as your portfolio grows. The bar for being a great landlord is not particularly high. But the financial impact of doing it well can be significant. About Your Hosts Wayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs, landlords, and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they provide free real estate investing education and coaching every weekday morning, sharing real-world lessons from buying, operating, managing, and scaling rental properties. Resources & Contact Join the REI Masters Mentorship Program Work directly with Wayne and Gabby to learn the systems, strategies, documents, and processes they use to build and manage their real estate portfolio. www.reimasters.ca Get The 5% Rule™ Learn Wayne Hillier's framework for evaluating rental-property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show Live Join Wayne and Gabby live every weekday morning at 7:00 AM Mountain Time on YouTube. Search: Canadian Real Estate Investing Morning Show or Wayne Hillier – Real Estate Investing Coach Send Your Questions info@reimorningshow.com Upcoming Events REI Masters Edmonton Real Estate Investing Bus Tour Edmonton, Alberta August 22, 2026 Tour real cash-flowing Edmonton investment properties, network with experienced investors, and see real investment strategies in action. The tour will also include a near-complete multi-unit Edmonton garden suite development and a picnic dinner following the tour. Limited tickets remain. www.reimasters.ca/edmontonbustour REIcon – The Summit Series Edmonton, Alberta September 11–13, 2026 Join Wayne, Gabby, and other Canadian real estate investing educators for an interactive weekend focused on residential and multifamily investing. reiconference.ca Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. www.kbmortgages.ca keaton@kbmortgages.ca

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  Real Estate Investing Morning Show ( REI Investment in Canada )

  Write a Rental Listing That Attracts Great Tenants

  Aug 10, 202648 minS14

  Finding great tenants starts long before the application and screening process. It starts with your rental listing. In today's episode of the Canadian Real Estate Investing Morning Show, Wayne and Gabby break down how landlords and real estate investors should market their rental properties to attract more qualified applicants, avoid wasting time, and create enough demand that they can choose a tenant instead of settling for one . Wayne explains that real estate investors are also marketers. If your listing does not clearly communicate what your property offers, you may attract the wrong people—or nobody at all. The goal is to make it easy for prospective tenants to quickly determine whether your property fits their needs, while removing unnecessary friction that could cause good applicants to disappear before they ever reach the application stage. Wayne and Gabby also answer a listener's three-part question: Where should landlords advertise rental properties? What information should be included in the listing? What questions should you ask prospective tenants? What You'll Learn Why landlords need to think like marketers Why more qualified leads give you better tenant choices Why Wayne and Gabby prefer picking tenants instead of settling for tenants How to determine where tenants in your specific market actually search for rentals Why there is no single rental website that works equally well in every Canadian market Why landlords should research tenant behaviour instead of assuming where people search What information should be included in every rental listing Why good photos and video can dramatically improve a listing Why landlords should clearly disclose the property address Why hiding the address can create unnecessary friction Why pet policies should be included upfront What questions to ask before scheduling a viewing How prospective tenants' communication can provide useful information Why landlords need to be careful not to over-screen too early How too many barriers can cause good tenants to abandon the process Why the order of your tenant-screening process matters What Should Be Included in a Rental Listing? Wayne recommends providing enough information for a prospective tenant to determine whether the property works for them before booking a viewing. Important information includes: Number of bedrooms Number of bathrooms Yard and fencing details Parking arrangements Photos Video walkthroughs Important property features Basement details Monthly rent Security deposit Utilities and what is included Property address Pet policy and restrictions The purpose is not simply to describe the property. It is to qualify the tenant and the property at the same time . A strong listing helps prospective tenants quickly decide whether the home fits their family, lifestyle, budget, pets, parking requirements, location, and other needs. That saves everyone time. Where Should You Advertise a Rental Property? Wayne's advice is simple: Research your market. Facebook Marketplace, Kijiji, RentFaster, and other rental platforms may work very well in one city and poorly in another. Landlords should determine where tenants in their specific city and neighbourhood are actually searching rather than choosing a platform because other investors recommend it. Wayne shares an example from Nelson, British Columbia, where the local rental market relied heavily on an obscure community message board that he would never have discovered without asking someone who lived there. Understanding the local rental market means understanding where your tenants actually look . Questions to Ask Prospective Tenants Before or during the viewing process, Wayne and Gabby suggest asking questions such as: When are you looking to move in? How many people will be moving in with you? Who are those people in relation to you? How long are you looking to stay? Have you ever been evicted? Why are you moving? These questions can help landlords better understand whether the property matches the prospective tenant's situation. However, Wayne cautions landlords against turning the initial inquiry into an interrogation. The goal is to gather useful information without creating so much friction that good applicants simply move on to another property. The Biggest Lesson The rental process is a funnel. First, someone needs to see your advertisement. Then they need to become interested. Then they need to inquire. Then they need to attend a viewing. Then they need to apply. Then they need to successfully complete your screening process. And finally, they need to sign the lease and pay the required funds. Every unnecessary obstacle along that process gives a prospective tenant another opportunity to disappear. Good systems should protect the landlord while still making it easy for qualified tenants to move forward. As Gabby put it: "I like picking my tenant. I don't like having to settle on a tenant." That is the goal. Create enough interest, generate enough applications, screen properly, and put yourself in a position where you can choose the strongest applicant. About Your Hosts Wayne and Gabby Hillier are full-time Canadian real estate investors, entrepreneurs, landlords, and founders of REI Masters. Through the Canadian Real Estate Investing Morning Show, they share practical real estate investing education and free coaching every weekday morning, including real deals, landlord strategies, property management, tenant screening, market analysis, and lessons from managing their own rental portfolio. Resources & Contact Join the REI Masters Mentorship Program Work directly with Wayne and Gabby to develop your investing strategy, improve your systems, analyze opportunities, and build a sustainable Canadian real estate portfolio. www.reimasters.ca Get The 5% Rule™ Learn Wayne Hillier's framework for evaluating rental property cash flow and reducing investment risk. Search The 5% Rule by Wayne Hillier on Amazon. Watch the Show Live Join Wayne and Gabby live every weekday morning at 7:00 AM Mountain Time on YouTube. Search: Canadian Real Estate Investing Morning Show or Wayne Hillier – Real Estate Investing Coach Send Your Questions Have a real estate investing question you want answered on the show? info@reimorningshow.com Upcoming Events REI Masters Edmonton Real Estate Investing Bus Tour Edmonton, Alberta August 22, 2026 Tour real cash-flowing Edmonton investment properties, meet experienced investors, ask questions, network with the REI Masters community, and see investment strategies in action. The event will also include a dinner in the park following the tour, giving attendees additional time to network and connect. Only limited seating remains. www.reimasters.ca/edmontonbustour REIcon – The Summit Series Edmonton, Alberta September 11–13, 2026 Join Wayne, Gabby, Calvin Hexter, and other Canadian real estate investing educators for an interactive weekend focused on residential and multifamily investing. reiconference.ca Sponsors Calvin Realty – Edmonton Investor-Focused Realtor Team Helping investors identify and purchase Edmonton real estate opportunities. www.calvinrealty.ca Finngo Bookkeeping & Tax Specialized bookkeeping and tax services for Canadian real estate investors. www.finngo.com/rei Kirkwood & Brennan Mortgage Group Investor-focused mortgage planning for Canadian real estate investors. www.kbmortgages.ca keaton@kbmortgages.ca

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