You don’t need deep pockets to play the big game, just the right leverage. Welcome to the CMHC MLI Select Advantage.
In Alberta, a quiet revolution is unfolding in real estate. Investors, not developers, not giant REITs, but everyday Albertans, are acquiring multi-family apartment buildings with just 5% down.
How?
By unlocking the powerful, underutilized financing tool that is CMHC MLI Select, a program designed to reward buildings that provide affordable, accessible, or energy-efficient rental housing.
At Green Casa Property Management, we’ve helped investors go from owning one fourplex to managing 40+ doors. And MLI Select is the key that unlocked their growth.
Let’s walk through how it works and why it’s changing the game for investors in Calgary and Edmonton.
💡 What is CMHC MLI Select and Why Does It Matter?
The Canada Mortgage and Housing Corporation (CMHC) offers mortgage insurance that allows lenders to finance buildings with:
- Lower down payments (as low as 5%)
- Amortization periods up to 50 years
- Access to better interest rates and terms
But there’s a catch, or rather, a criterion. Your building must contribute to housing priorities in one of three areas:
- Affordability: Rent 20–100% of units at below-market levels
- Accessibility: Include barrier-free features (units, entrances, elevators, etc.)
- Energy Efficiency: Build or retrofit to meet or exceed high-performance standards
If your building scores 100 points in any one of these categories, you unlock the full benefits of MLI Select.
🔍 How the Points System Works
Think of it like a report card. To get the best financing perks, your building needs to score 100+ points in one qualifying category:
✅ Affordability
You’ll earn points based on how many units are below market rent and how long you keep them that way.
- 20% of units below 30% of median renter income? That’s 100+ points right there.
✅ Accessibility
Points here are awarded for features like:
- Step-free entrances
- Wheelchair-accessible bathrooms
- Barrier-free common areas. Retrofits count; you don’t need new construction.
✅ Energy Efficiency
If you’re improving an existing building’s energy usage by 40%+, or building to a high-efficiency standard, you’re golden.
Add insulation, upgrade HVAC, install solar, and watch your score climb.
📊 Why It’s a Game-Changer for Investors
Traditional commercial financing usually requires 25–35% down, which often puts larger buildings out of reach for small to mid-level investors.
With MLI Select, that same investor can:
- Buy a 12-unit instead of a 4-unit
- Preserve cash for repairs, upgrades, or a second deal
- Stretch amortization up to 50 years, reducing monthly mortgage payments
- Secure better rates than typical commercial loans
That’s not just savings, it’s scale.
🏙️ Why Alberta is the Best Place for This Strategy
Let’s be honest, this wouldn’t work as well in Toronto or Vancouver.
But in Calgary and Edmonton, the stars are aligned:
- No rent control = flexibility in structuring affordability
- Lower average rents = easier to qualify under affordability
- High immigration and job growth = strong tenant demand
- Municipal support for infill, multi-family, and energy upgrades
You’re not just investing in real estate, you’re aligning with market momentum.
🛠️ Green Casa’s Role: From Deal to Doors
We don’t just manage your tenants, we help manage your vision.
Here’s what we do for MLI Select investors:
- Pre-qualification Review: Is the building a good candidate? Can it be retrofitted to qualify?
- Project Coordination: We liaise with energy consultants, accessibility experts, and retrofit contractors.
- Tenant Strategy: We help structure your rent roll to ensure compliance with affordability rules.
- Ongoing Reporting: MLI Select comes with ongoing CMHC obligations; we handle the paperwork.
Whether you’re planning your first 6-plex or adding a 24-unit to your portfolio, we’re the team on your side.
💬 A Real Story: How Sam Turned Strategy Into Scale
Sam, a 38-year-old investor from SE Calgary, owned a duplex and had always wanted to scale up but was held back by capital.
With Green Casa’s help, he found a 16-unit building in Edmonton that was under-rented and energy-inefficient. We helped:
- Map out an energy upgrade plan (windows, LED lighting, boiler)
- Work with his lender to structure a 50-year amortization
- Lease new units under a compliant affordability mix
Sam closed with 7.5% down and saw positive cash flow from month one.
Today? He’s looking at a second property, and using refinanced equity from the first to fund it.
🚀 Final Thought: MLI Select Isn’t a Shortcut, It’s a Smarter Route
You still need a strategy. You still need underwriting. And yes, you still need good tenants.
But with CMHC MLI Select, the playing field is levelled for the ambitious investor who’s ready to move smart, not slow.
You don’t need millions. You just need the right guidance.
📞 Ready to Explore Your MLI Select Options in Alberta?
Green Casa Property Management can help you:
- Evaluate candidate buildings
- Maximize your qualifying score
- Coordinate retrofits and tenant plans
- Manage and report after you close
Let’s build your next big move, together.
