Investment property leads
Rental and 2 to 4 unit buyers and owners, with the property and the plan on the form.
Investment property leads are people buying, refinancing or holding a rental, from a condo with a tenant to a fourplex. The first thing you need to know is how many units it has and whether the borrower will live in one, because that decides the lender type and how rental income is counted. We build the campaign around those answers and deliver each inquiry to you alone.
- Single-unit rentals and 2 to 4 unit properties
- Units, owner-occupied or not, and the plan on every lead
- Exclusive and never resold
Investment property leads, in 47 seconds
Why the number of units changes the file, and what each inquiry tells you about the property and the plan.
Three kinds of rental file, three different conversations
The unit count changes the rules, the lenders and the lead. Here is how we split it, and what each lead tells you before you call.
| Topic | 1 unit rental | 2 to 4 units | 5 or more units |
|---|---|---|---|
| Typical financing | Conventional. CMHC does not insure a non-owner-occupied single unit. | Owner-occupied: CMHC homeowner loans for one to four units. Not occupied by the owner: CMHC small rental loans on two to four units, or a conventional mortgage. | Multi-unit and commercial financing, including CMHC programs. |
| Down payment or equity | With no CMHC insurance option, plan on 20% or more down. | Owner-occupied: 5% of the first $500,000 for two units, 10% for three or four. Small rental: 20% equity and 80% loan to value. | Set by the program and the lender. |
| Rental income in qualifying | Lender policy. The lead notes whether a tenant is in place. | CMHC: up to 100% of gross rents for an owner-occupied two-unit, up to 50% of gross or a net approach for three to four units and for non-owner-occupied rentals. | Based on the building's income and expenses. |
| What the form captures | Location, purchase or refinance, tenant in place or not, timeline. | Location, number of units, whether the owner lives in one, purchase, refinance or equity take-out, timeline. | Building, units, plan and timeline. |
| Where it lives | Here. | Here. | CMHC multi-unit leads |
CMHC figures are as listed on its pages today and can change, so confirm before you quote a borrower.
Who is looking for an investment mortgage
Some are first-time landlords with a condo. Some are owners of a duplex or fourplex who want to buy the next one using the equity in the last. Some are homebuyers who plan to live in one unit and rent the others, which is the one case where the insured owner-occupied rules can apply. They each ask different questions, so the ads speak to one of them at a time.
Many of these buyers already own a home, and that purchase is its own conversation, covered under purchase leads. Buildings with five or more units go to the CMHC multi-unit leads page. If a rental file does not fit a bank or a B lender, private mortgage leads may be the better channel.
Ads carry your brokerage name and licence number where your province requires it, never promise a rate or an approval, and credit ads on Meta need the Special Ad Category declared. Pick your delivery model on exclusive mortgage leads: managed campaign or pay per lead. The company behind this site is Amplify Leads, month to month with no long contracts.
Questions brokers ask us
What counts as an investment property lead?
A buyer or owner of a rental property of one to four units who has told us what the property is, where it is, whether they will live in one of the units, and what they want to do: buy, refinance or pull equity. Those answers decide which lender type and which rental-income rules apply, so they matter before your first call.
Can a 2 to 4 unit rental be insured through CMHC?
Sometimes. CMHC lists homeowner loans for one to four units when the borrower lives in the property, with a minimum down payment of 5% of the first $500,000 for one or two units and 10% for three or four. For a rental the owner will not live in, CMHC lists small rental loans on two to four units at up to 80% loan to value with 20% equity and a price below $1,000,000. A single non-owner-occupied unit is not eligible for CMHC insurance. Limits change, so check CMHC before you quote.
How is rental income counted?
It depends on the lender and the file. For CMHC-insured loans, an owner-occupied two-unit property can use up to 100% of gross rental income. Three to four units, and rentals the owner will not occupy, use either up to 50% of gross rents or a net approach that subtracts operating expenses. Uninsured lenders set their own rules, so the lead tells you whether rent is in place and leaves the maths to you.
What about buildings with five or more units?
They are a different product, different lenders and a different borrower. We cover them separately under CMHC multi-unit leads, so the campaign, the form and the conversation fit the building.
How do I get these leads?
A managed campaign under your name, or pay per lead in the provinces you work in. Leads are exclusive and never resold, and everything is month to month. Start with a free strategy call.
See what a campaign would look like in your market
A free 30-minute call. We look at your province, your products and what is already working, and map out what we would build. If it is not a fit, you will hear that too.