Investment Property Mortgages
Your Key to Building Wealth Through Real Estate
David Pipe, Mortgage Broker
David provides clients with tailored advice on mortgages, life insurance and investments. He offers a holistic approach to mortgages, investing and wealth-building.
Did you know that over 90% of millionaires built their wealth by investing in real estate?
It’s no coincidence – owning rental properties is a proven path to financial freedom and long-term wealth.
Imagine earning passive income every month, watching your property values rise over time, and securing a better future for you and your family.
For many, the idea of buying an investment property (also known as a rental property) is exciting but also intimidating.
You might be wondering: “How do I even get started? Can I afford another mortgage? What if the bank says no?”
Take a deep breath – you’re in the right place.
With the right guidance and a smart financing strategy, you can turn that real estate dream into a reality.
This isn’t about “getting a loan” and hoping for the best.
It’s about partnering with a strategic advisor who will help you build long-term wealth through smart mortgage financing.
That’s where David Pipe comes in.
Meet David Pipe – Your Partner in Real Estate Wealth Building
“I don’t want to sound like a bank. I want to sound like a trusted friend who just happens to be an expert in mortgages.”
That’s David’s philosophy.
David Pipe is an independent mortgage broker with a mission: helping real estate investors succeed.
Whether you’re a first-time investor buying your very first rental or a seasoned property owner expanding your portfolio, David acts as your strategic advisor every step of the way.
What makes David different from walking into a bank for a mortgage?
It comes down to personalized service, investor-savvy expertise, and truly having your best interests at heart.
David isn’t tied to any one lender – he works with dozens of banks, credit unions, and alternative lenders.
His only goal is to find the perfect mortgage solution for YOU and your investment goals.
👉 First-time investor?
David will hold your hand through the entire process, demystifying terms and making sure you’re confident in every decision.
👉 Experienced investor?
David will strategize with you on how to finance multiple properties, leverage your equity, and avoid hitting financing roadblocks that many investors face as they grow.
With David, you’re not just getting a mortgage – you’re getting a long-term plan.
He takes the time to understand your big picture: Where do you want to be in 5, 10, 20 years?
Retire early with rental income?
Fund your kids’ education with a couple of duplexes?
Build a real estate empire?
Whatever your vision, David’s job is to map out the mortgage financing to get you there in the most efficient and cost-effective way.
Why Savvy Investors Choose David Pipe over a Bank
Investor’s Mindset, Not a Banker’s: Banks see you as a transaction; David sees the potential. He understands real estate investing is about strategy, timing, and sometimes creative financing. He’ll advise you like a fellow investor, not just a borrower.
More Options = Better Deals: A bank can only offer you their own limited products. David, as an independent broker, can shop around across dozens of lenders to find you the best interest rates and terms for an investment property mortgage. He knows which lenders are investor-friendly, who has the best deals for rental properties, and which ones to avoid. This can save you thousands over the life of your mortgage.
Flexible, Tailored Solutions: Maybe your bank turned you down because your income wasn’t high enough or you already have one mortgage. That doesn’t mean you can’t get the loan – it just means you need a lender with different criteria. David excels at finding creative solutions. Perhaps Lender A will count more of your rental income, or Lender B will accept a smaller down payment because of your strong credit. David knows these nuances and will match you with the right lender for your situation.
Save Time and Stress: Instead of you running around to multiple banks and filling out piles of applications, David does the legwork. With one application, he can present your file to the lenders most likely to approve you. He’ll negotiate on your behalf, handle the paperwork, and keep the process moving smoothly. You get to focus on finding the right property, while he focuses on getting you the right mortgage.
Personal Support and Guidance: Ever left a bank feeling like you got more questions than answers? David makes sure that never happens. He’s approachable and patient. No question is “silly” – whether it’s your first investment or your fifth, you’ll get clear, honest answers. He’ll educate you on the process, from pre-approval to closing, so you feel empowered, not overwhelmed.
Here’s the best part – David’s services are typically free for you.
As a broker, he’s paid by the lender that funds your mortgage (similar to a referral fee).
You get all his expertise and hard work without paying a dime out of pocket in broker fees for a standard rental mortgage.
(If there’s ever an exception for a very unique situation, he’ll tell you upfront – no surprises.)
Why Invest in Rental Properties? (The Big Picture)
If you’re reading this, you probably already feel the pull of real estate investing.
But let’s talk about why rental properties are such powerful wealth-builders:
Monthly Cash Flow: Imagine having an extra $500, $1000, even $2000 coming in every month from rental income. That’s money you can reinvest, save, or use to improve your lifestyle. A good investment property pays you every month – it’s like getting a raise, without having to work extra hours.
Someone Else Pays Your Mortgage: With tenants covering the rent, you’re essentially having someone else pay down the loan on your asset. Over time, your mortgage balance drops, your equity grows, and your tenant is footing the bill. It’s a beautiful thing!
Property Value Appreciation: Over the long term, real estate tends to increase in value. Five, ten, twenty years from now, your property could be worth significantly more. That gain goes straight to your net worth. It’s like a stock that pays you dividends (rent) and also grows in value.
Tax Benefits: Rental property owners enjoy numerous tax write-offs. Mortgage interest, property taxes, insurance, maintenance costs – these can often be deducted, meaning Uncle Sam (or the CRA in Canada) helps subsidize your investment. In many cases, the income you earn can be partially or fully offset by these deductions. (Always talk to an accountant for specifics, but it’s a nice perk!)
Long-Term Security & Legacy: Real estate is a tangible asset. It’s something solid that you own. Come retirement, having one or more rental properties could mean the difference between just getting by and truly enjoying life. Plus, you can pass properties on to your children – creating generational wealth and a lasting legacy.
Sounds great, right?
But none of this happens unless you take that first step – and usually, that first step is securing a mortgage to purchase the property.
The financing is the bridge between dreaming about owning a rental and actually owning one.
Unfortunately, this is where many would-be investors hit a wall.
They walk into a bank unprepared, get told “you need 25% down and your income isn’t enough”, and walk out deflated.
It doesn’t have to be that way.
When you have an expert like David crafting your financing plan, what seemed impossible becomes achievable.
David’s Investment Property Mortgage Review Process
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1. Get to Know You
Fill out a quick form right now. We’ll ask a few questions and get a sense of where you're at.
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2. We Do The Math
We compare rates and qualification rules across A and B lenders to match your income, down payment, and rental strategy.
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3. You Get The Facts
We deliver a clear, personalized investment mortgage plan with next steps and expert guidance.
How Investment Property Mortgages Work (and How to Make Them Work For You)
Getting a mortgage for a rental property is different from getting one for a home you live in.
Lenders have slightly stricter rules because, in their eyes, a rental can be a bit riskier.
Here’s what you need to know – and how David helps you navigate each part:
1. Down Payment Requirements – Setting You Up for Success
Most lenders will require a larger down payment on an investment property than for a primary residence.
The typical minimum down payment for an investment mortgage is 20% of the purchase price.
For example, if you’re eyeing a $400,000 rental property, be prepared to invest around $80,000 as a down payment.
Why so high?
Because a bigger down payment means you’re immediately more invested (no pun intended) and it lowers the lender’s risk.
Plus, with 20%+ down, the mortgage doesn’t require costly mortgage insurance – saving you money in the long run.
Now, 20% down can sound like a lot, especially for first-time investors.
Don’t let that figure scare you off!
David will strategize with you to make that down payment doable. Here are some ways clients make it happen:
Using Equity from Your Home: If you already own a home, you might have built up equity (the difference between its value and what you owe). You can often borrow against this equity (through a home equity line of credit or refinance) to fund the down payment on your rental property. Essentially, you’re leveraging one asset to buy another. David is an expert at helping clients use this strategy safely and effectively.
Savings and Investments: You might have some money tucked away in savings, stocks, or other investments. Moving a portion of your portfolio into real estate can diversify your wealth. David can coordinate with your financial planner if needed to make sure it’s a smooth process.
Partnering Up: Maybe you have a family member or friend who also wants to invest. Pooling resources means you each contribute a portion of the down payment and share the ownership (and profits!). David can structure the mortgage for co-owners and advise on how to set this up right.
Owner-Occupied Hack: This won’t fit everyone, but it’s worth mentioning – if you’re open to living in the property temporarily, you might qualify for a smaller down payment. For instance, buying a duplex or triplex, living in one unit and renting out the others, can sometimes let you put as little as 5-10% down through certain programs. David stays on top of these opportunities and will let you know if you qualify.
However you source your down payment, remember: this money isn’t “spent,” it’s invested.
It’s sitting in the property, working for you as it appreciates and generates rent.
And with a solid down payment, you’ll have a smaller mortgage, which means lower monthly payments and better cash flow from the start.
2. Using Rental Income to Boost Your Buying Power
Here’s some great news: the rent you’ll collect can help you get approved for the mortgage.
Lenders recognize that the property will generate income, so they allow you to include a portion of that future rent in your mortgage application.
What does that mean?
Let’s say the property you want to buy can rent for $2,000/month.
Many lenders will count typically 50% of that ($1,000) towards your income in what’s called a “rental offset” or add-back.
Some lenders (especially those that cater to investors) might even allow up to 80% of the rent to be considered.
This can substantially improve your debt-to-income ratios and let you qualify for a higher loan amount than your personal income alone would support.
But here’s the catch: Every lender treats rental income differently.
Big Bank A might only count 50% of the rent, while Lender B might count 80%, and Lender C might require you to have a signed lease before counting any income at all.
This is where having David’s expertise is invaluable. He knows the ins and outs of each lender’s rental income policies.
He’ll match you with a lender that maximizes your approval chances by leveraging the property’s income.
David will also guide you on what documentation you might need.
Often, lenders want to see either an appraiser’s rent estimate or existing leases if the property is already rented.
Don’t worry – David will walk you through it.
The takeaway here is: Your future tenants can help pay for the mortgage, and lenders know that. David makes sure that benefit works in your favor.
3. Getting the Best Rates and Terms (So Your Investment Pays You More)
Interest rates for investment property mortgages are typically a tad higher than the rates for a home you live in.
The difference might be around 0.2% to 0.5% more, depending on the lender and your financial profile.
That’s because lenders see rental properties as slightly higher risk.
However, you shouldn’t settle for whatever your bank offers and assume that’s the best you can do.
By shopping multiple lenders, David often secures rates for his clients that are as low as possible – sometimes even matching prime residence rates if you have strong qualifications.
The competition between lenders can be your advantage, and David knows how to spur that competition.
A lower rate could save you tens of thousands in interest over the life of the mortgage, which directly improves your investment returns.
But it’s not just about the rate. The terms of the mortgage matter too, especially for an investor.
Here are a few examples of what David will help you consider:
Fixed vs. Variable: Do you want the stability of a fixed rate or are you comfortable with a variable rate that might save you interest if rates go down (but could cost more if rates rise)? David will explain the pros and cons in the context of your investment strategy. Some investors prefer fixed to lock in their cash flow; others choose variable if they plan to refinance or sell in a few years.
Amortization Period: A longer amortization (say 30 years instead of 25) will lower your monthly payment, boosting cash flow – which can be great for an investment property. On the other hand, a shorter period helps you pay off the mortgage faster and build equity sooner. David will help you decide what’s right for your goals.
Pre-Payment Privileges: The option to pay extra on your mortgage can be very handy if your rental is doing well or if you get a work bonus you want to throw into the mortgage. This can accelerate your path to owning the property free and clear. David will point out flexible mortgages that allow lump-sum payments or increased monthly payments without penalties.
Refinance Options and Restrictions: Some mortgages come with steep penalties for refinancing or selling early. If your plan is to add value and refinance the property (a common investor strategy), you’ll want a mortgage that doesn’t handcuff you. David will steer you away from any “gotchas” that could hinder your plans.
The bottom line?
David structures your mortgage with an investor’s lens.
It’s not just about getting approved – it’s about setting up the financing so your investment pays off optimally.
The right mortgage can mean the difference between just breaking even each month or pocketing a healthy positive cash flow.
Avoid These Common Investment Mortgage Mistakes
Real estate investing is rewarding, but it comes with pitfalls if you’re not careful.
Here are some common mistakesDavid often sees – and helps his clients avoid:
Going in Without a Strategy: Some folks think, “I’ll buy a property and figure it out as I go.” That approach can lead to trouble. You should have a clear plan: the type of property, expected rent, expenses, financing, and an exit strategy. David will make sure you have a solid strategy from day one – so you know exactly how this investment will make money and what to expect at each step.
Assuming Your Bank’s Offer is the Best (or Only) Option: This is a BIG one. Many first-time investors walk into their regular bank, ask for a mortgage, and take whatever is offered (if anything). In reality, that bank might be offering a so-so rate, requiring more down payment than necessary, or saying no when another lender would say yes. Don’t settle or stop at the first “no.” David recently had a client whose bank pre-approved him for $300,000 (not enough for the duplex he wanted). David found a lender who approved him for $400,000 by accounting for the rental income – that client is now a happy owner of the duplex, something his bank alone made him think was impossible. Moral: Always shop around (or better yet, let David do it for you).
Underestimating the Costs: It’s easy to look at the mortgage payment and think, “I can cover that, no problem.” But remember to factor in other costs: property taxes, insurance, maintenance, possible strata/condo fees, utilities (if you cover any for tenants), and allotting a budget for repairs or vacancies. A common mistake is not keeping a cash reserve for when the furnace breaks or the unit goes empty for a month. David will help you run the numbers conservatively. If the deal still looks good even after budgeting for the “what-ifs,” you know you’ve got a winner.
Neglecting to Use Expert Guidance: Real estate investing isn’t a solo sport. The most successful investors have a team – realtor, accountant, lawyer, and yes, a great mortgage broker. Trying to navigate financing on your own, especially as a newbie, can mean missed opportunities or expensive mistakes. Working with David is like having a coach for the financial side of your investment. He’ll alert you to red flags, keep you on track with what needs to happen by when, and basically ensure you don’t drop the ball on securing the best mortgage.
Short-Term Thinking: Real estate is generally a long game. A mistake investors make is not thinking beyond the immediate purchase. For example, not considering how you’ll tap your equity to buy the next property, or locking into a mortgage that’s fine for now but might be a hindrance in 2-3 years when you want to grow. When you work with David, you’re inherently forced (in a good way!) to think ahead. During your strategy sessions, he’ll likely ask, “What are your long-term investment plans?” so he can align your mortgage with those plans. That forward-looking approach protects you from getting “stuck” later on.
Knowledge is power – and now you’re ahead of the game by being aware of these pitfalls.
Even if you’ve made some of these mistakes before (many experienced investors have), having the right advisor now will make sure you don’t repeat them moving forward.
Success Stories: Real Clients, Real Results
Nothing is more convincing than hearing from people who were once in your shoes.
Here are a couple of real-world success stories from clients who worked with David to finance their investment properties:
“I always wanted to invest in real estate, but as a single mom and a teacher, I thought I’d never qualify for a rental property mortgage. A friend referred me to David, and it changed my life. He showed me how I could use the equity in my condo as a down payment and guided me through every step of getting approved. He found a lender that considered 80% of the rent from the new property, which made all the difference. Today, I own a beautiful little townhouse that I rent out — it gives me an extra $750 a month after all expenses! I’m using that money to save for a second investment. I never thought I’d be a real estate investor, but David made it possible.” – Jenna T., First-Time Investor*
“I’ve been investing in properties for 15 years, so I’m not new to this. I approached David after my usual bank started giving me the runaround on my fourth property. The experience was night-and-day. David understood exactly what I needed. In a matter of weeks, he helped me refinance one property to pull out equity and secured a new mortgage for the next purchase. He even negotiated a better interest rate than I expected. Now I’ve added another triplex to my portfolio and significantly increased my monthly cash flow. David isn’t just a mortgage broker; he’s a financing wizard and a strategic partner. I only wish I’d met him 10 years ago.” – Mark S., Owns 5 Rental Properties*
These are just two examples.
David has helped countless clients – from young couples buying their first rental, to seasoned investors managing large portfolios – achieve their real estate ambitions.
The common thread in these stories is personalized strategy and going the extra mile.
David treats his clients’ goals as if they were his own, and it shows in the results.
Ready to Start Your Journey? Here’s How the Process Works:
Investing in real estate may seem complex, but when you break it down, it really comes to a few key steps.
David has streamlined the process to make it as easy and stress-free as possible for you:
Book Your Free Strategy Call: Schedule a call with David at a time that works for you (evening and weekend slots are available because he knows you’re busy!). This call is a friendly, no-pressure conversation. David will ask about your goals, your current financial picture, and any concerns you have. Whether you’re ready to pull the trigger now or just gathering info for the future, he’ll meet you where you are. (By the way, you can book your call online in just a minute – more on that below!)
Get Your Personalized Mortgage Game Plan: After understanding your situation, David gets to work. He’ll crunch the numbers to figure out your maximum purchasing power, outline different scenarios (for example, “with $80K down you can afford X, but with $100K down you can afford Y”), and identify which lenders and mortgage options would suit you best. Then he’ll meet with you (or hop on a follow-up call) to walk you through your custom Investment Property Mortgage plan. This includes strategies for down payment, how to structure the mortgage, and a game plan for getting an approval. You’ll have plenty of time to ask questions. By the end of this step, you’ll know exactly what you can do and how to do it. Some clients even say this planning session alone gave them the confidence and clarity they were missing.
Mortgage Approval & Keys in Hand: Once you decide to move forward (whether that’s the next day or months down the road), David will take care of the mortgage application from start to finish. Found a property you like? Great – David will swiftly get the paperwork in motion with the lender, handle the appraisal, submit any documents, and keep you updated at every turn. He essentially becomes your personal mortgage concierge. When the lender gives the green light (approval!), David will review the mortgage offer with you in plain English to ensure you’re happy with everything. Then comes the best part – closing the deal and getting the keys to your investment property! Even after closing, David stays in touch to make sure things are going smoothly and to be there for your next steps (whether it’s re-evaluating in a year, or planning property #2).
Sounds simple?
That’s because it is simple when you have the right help.
What could be a complicated, stressful ordeal turns into a series of manageable steps with an expert guiding you.
No guesswork, no frustrating bank meetings, no wondering if you’re doing it right. David has your back.
Frequently Asked Questions (FAQs)
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Generally, 20% of the purchase price is the minimum down payment for a rental property in Canada. For example, if the property costs $500,000, you’d need at least $100,000 down. This is higher than the minimum for a primary residence because investment properties can’t get CMHC insurance for smaller down payments. (Translation: lenders want that 20% cushion.) There are a few niche exceptions – like if you plan to live in one unit of a 2-4 unit property, some programs allow 5-10% down – but 20% is the safe bet. During your strategy call, David will assess your situation and let you know exactly how much you’d need and discuss smart ways to come up with the down payment (he’s great at that!).
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Yes! This is one of the perks of buying a rental property. Lenders will typically consider a portion of the expected rental income as part of your income when assessing your mortgage application. Usually, about 50% of the rental income can be added to your income or used to offset the mortgage payments in their calculations. Some lenders are even more generous – for instance, a few might allow 80% or use a “rental offset” formula that effectively reduces the debt counted against you. It can get a bit technical in how it’s calculated, but the bottom line is that rental income helps you qualify. David will guide you to lenders who make the most of your property’s income so you can maximize your buying power.
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Investment property (rental) mortgages often have interest rates that are slightly higher than those for primary homes – typically about 0.2% to 0.5% higher, depending on the lender and your profile. This is because banks see rental properties as a bit riskier. However, don’t let that discourage you. With a good credit score, solid finances, and David’s lender matchmaking, you can still lock in a great rate. In some cases, clients with excellent applications have received rates nearly identical to regular home rates. David will shop around aggressively to make sure you get the most competitive rate available, so your investment can be as profitable as possible.
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It can be a bit more involved, but with the right preparation it’s very doable. Lenders scrutinize things like your overall debt load, credit score, and the property’s income potential. They might require that you have a stronger financial cushion (for example, some like to see that you have 3-6 months of mortgage payments saved as reserves for an investment property). The key is presenting a strong application. David will help you with that – from making sure your credit report is accurate, to documenting your income and rent projections properly. Many of David’s first-time investor clients are pleasantly surprised that they do qualify once their application is packaged correctly. The process is only “hard” if you go in blind; with expert guidance, it’s quite straightforward.
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In a nutshell: options, expertise, and advocacy. Your bank can only offer its own products, which might not be the best fit or rate for you. An independent broker like David has a vast network of lenders – more choices mean a better chance of finding the ideal mortgage. Also, banks often have rigid criteria; if you don’t fit their box, you’re out of luck. David, however, can find a lender with a different box that you do fit into. Plus, David specializes in investment properties, whereas your local bank’s mortgage officer might do mostly residential homes and have limited experience with rental financing nuances. And let’s not forget, David works for YOU, not the lender. He’ll advocate to get you approved and to get you the best terms possible. Many banks also have higher rates posted for rentals – David can often beat those by having lenders compete. Lastly, convenience: one conversation with David can uncover multiple options, whereas doing it alone means visiting multiple banks yourself. It’s a no-brainer once you experience the difference.
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David’s initial consultation and strategy planning is free. In fact, for almost all standard mortgages, his whole service won’t cost you anything directly. Mortgage brokers are typically paid by the lender (lenders budget a fee for brokers as part of their cost of doing business, instead of paying in-house salespeople). So you get the benefit of David’s time, knowledge, and hard work without cutting a cheque. In rare cases where a deal is very complicated and involves a lender that doesn’t pay broker fees (like some private loans), there could be a broker fee – but if that ever happens, David will be transparent about it well in advance. The bottom line: there’s no financial risk to you in exploring your options with David, but there is a huge potential upside in getting a better mortgage and building more wealth.
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Don’t wait. Now is the perfect time to talk, even if you’re planning for later. Think of it like laying a foundation. David can help you prepare so that when you’re ready to pull the trigger on an investment property, everything is in place. He can assess your current situation and say, “If you can save X more dollars” or “if you pay off that car loan” or “improve your credit score by 20 points, you’ll qualify for Y amount and get a better rate.” This guidance can be gold – it might even accelerate your timeline once you know what to do. Plus, he can give you a realistic idea of what you could afford in the future, so you can start shopping areas or property types in your price range. A strategy call now could shave months or years off your goal of becoming a real estate investor.
You’ve made it this far, which tells me one thing: You’re serious about investing in real estate.
You want to not only dream about financial freedom and wealth, but actually achieve it. And you’re willing to take action and educate yourself – which already puts you ahead of most people.
The only question left is: Will you take the next step to make it happen?
Picture yourself a year from now: You’ve purchased that first (or next) rental property.
You’re getting regular rental checks. You’re building equity every month.
You feel proud of the smart decision you made and relieved that you had an expert to guide you through it.
Maybe you’re already thinking about a second property because the first one went so well!
This isn’t a far-fetched scenario – it’s exactly what happens when motivated investors team up with a great mortgage strategist.
You deserve the same success.
All it takes is a conversation to get started.
No cost, no obligation – just an honest talk about your goals and how to make them happen.
Ready to invest in your future?
Book a Free Investment Mortgage Strategy Call with David Pipe.
→ Let’s find out together. Start your free review today.
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