Author name: Greencasa

Going from a small residential investment to a mid-sized apartment building is a milestone in any real estate journey. But it also comes with new rules, new challenges, and new rewards. Here’s a step-by-step breakdown of how Alberta real estate investors can scale from a 4-plex to a 20-unit multi-family building and why now might be the perfect time to do it. 1. What Changes at 5+ Units? The difference between buying a 4-unit and a 20-unit building isn’t just scale—it’s category. This affects how you qualify for financing, how properties are valued, and what kind of professionals you’ll need on your team. Key differences: Feature Residential (1–4 Units) Commercial (5+ Units) Loan Basis Borrower’s income Property’s income (NOI) Appraisal Method Comparable sales Capitalization rate (Cap Rate) Down Payment As low as 5–20% 15–35% (lower with MLI Select) Amortization Up to 30 years Up to 50 years (MLI Select) 2. Build Your Exit and Entry Strategy Before jumping into a 10–20 unit building, ask: A successful scale-up involves leveraging past investments to fund future growth. Whether you’re selling your 4-plex or refinancing it, this is your launch pad. 3. Cash Flow and Cap Rates Matter More Than Ever Unlike residential properties, where emotional appeal and comps drive value, commercial multifamily properties are primarily driven by income. Your job becomes finding buildings where: That’s how you raise Net Operating Income (NOI)—and when you do that, the building’s value goes up. For example,Increase NOI by $20,000/year in a market with a 5% cap rate, and you’ve just added $400,000 to your building’s appraised value. This is known as forced appreciation, and it’s where mid-sized investors can create real wealth. 4. Prepare for Bigger Operational Demands 20 doors mean more moving parts: It’s no longer just collecting rent, it’s running a business.This is where working with an experienced property management company becomes less of a luxury and more of a necessity. 5. Why Alberta Is a Great Place to Scale Right Now With relatively low property taxes, no rent control, and strong population growth, Alberta continues to attract smart investors from across Canada. Pair this with programs like CMHC MLI Select, and you have a recipe for responsible, accelerated growth. Final Thoughts: Think Bigger, But Think Smarter The move from a 4-plex to a 20-unit building doesn’t happen overnight. However, with strategic planning, a deep understanding of the market, and the right partnerships, it’s absolutely within reach. You’re not starting over, you’re scaling up. And Alberta is one of the best places in Canada to do it. Scaling Up in Alberta: What Investors Need to Know Before Buying a 20-Unit Building Going from a small residential investment to a mid-sized apartment building is a milestone in any real estate journey. But it also comes with new rules, new challenges, and new rewards. Here’s a step-by-step breakdown of how Alberta real estate investors can scale from a 4-plex to a 20-unit multi-family building and why now might be the perfect time to do it. 1. What Changes at 5+ Units? The difference between buying a 4-unit and a 20-unit building isn’t just scale, it’s category. This affects how you qualify for financing, how properties are valued, and what kind of professionals you’ll need on your team. Key differences: Feature Residential (1–4 Units) Commercial (5+ Units) Loan Basis Borrower’s income Property’s income (NOI) Appraisal Method Comparable sales Capitalization rate (Cap Rate) Down Payment As low as 5–20% 15–35% (lower with MLI Select) Amortization Up to 30 years Up to 50 years (MLI Select) 2. Build Your Exit and Entry Strategy Before jumping into a 10–20 unit building, ask: A successful scale-up involves leveraging past investments to fund future growth. Whether you’re selling your 4-plex or refinancing it, this is your launch pad. 3. Cash Flow and Cap Rates Matter More Than Ever Unlike residential properties, where emotional appeal and comps drive value, commercial multifamily properties are primarily driven by income. Your job becomes finding buildings where: That’s how you raise Net Operating Income (NOI), and when you do that, the building’s value goes up. For example:Increase NOI by $20,000/year in a market with a 5% cap rate, and you’ve just added $400,000 to your building’s appraised value. This is known as forced appreciation, and it’s where mid-sized investors can create real wealth. 4. Prepare for Bigger Operational Demands 20 doors mean more moving parts: It’s no longer just collecting rent, it’s running a business.This is where working with an experienced property management company becomes less of a luxury and more of a necessity. 5. Why Alberta Is a Great Place to Scale Right Now With relatively low property taxes, no rent control, and strong population growth, Alberta continues to attract smart investors from across Canada. Pair this with programs like CMHC MLI Select, and you have a recipe for responsible, accelerated growth. Final Thoughts: Think Bigger, But Think Smarter The move from a 4-plex to a 20-unit building doesn’t happen overnight. However, with strategic planning, a deep understanding of the market, and the right partnerships, it’s absolutely within reach. You’re not starting over, you’re scaling up. And Alberta is one of the best places in Canada to do it.

If you’re already managing a 4-plex in Calgary or Edmonton, congratulations, you’re ahead of the game. But if you’re thinking about growing from a 4-unit building to a 10, 15, or even 20-unit apartment, this post is for you. Scaling up in Alberta’s real estate market can feel like moving from a rowboat to a cargo ship. It’s the same water, but the stakes and rewards are much bigger. Here’s how to leap smartly, sustainably, and profitably. 1. Understand the Shift: Residential vs. Commercial Lending A 4-plex typically falls under residential financing, which is more lenient and often easier to qualify for. You’re likely familiar with: But once you move to 5+ units, you’re entering the commercial real estate world. Here’s what changes: That said, commercial financing unlocks more scalability. If your property cash flows well, it becomes easier to qualify for your next building, because the building’s performance speaks louder than your T4. 2. Leverage Equity from Your 4-Plex If you bought your 4-plex 2–5 years ago, chances are it has appreciated, and your tenants have helped pay down the mortgage. This is your growth capital. Here’s a common strategy: Example: Let’s say your 4-plex is worth $800,000 and your remaining mortgage is $500,000. A lender might allow you to refinance up to 80% loan-to-value, giving you $140,000 in usable equity. That can easily cover a 15% down payment on a $900K–$1.1M apartment building. 3. Consider the CMHC MLI Select Program For investors who want to grow sustainably, CMHC’s MLI Select program is a game-changer. It allows you to: The catch? You need to meet affordability or energy-efficiency targets. If you’re buying a newer building or planning renovations, MLI Select can significantly reduce your monthly debt service, providing you with more flexibility and cash flow. 4. Property Management Will Change A Lot Managing a 4-plex yourself is possible. But with 10, 15, or 20 units, it’s a whole different ballgame. Challenges include: Most mid-sized investors hire a property management company once they hit 8–10+ units. It’s an investment in your time, sanity, and professionalism. Bonus: Lenders also look favorably on third-party management, especially for commercial loans. 5. Network and Act Like a Commercial Investor Scaling up means thinking bigger. That includes: Treat your investments like a business, not a side hustle. Investors who thrive in Alberta’s mid-sized multi-family space are the ones who become operators, not just landlords. Conclusion: You’re Closer Than You Think The jump from 4 doors to 20 isn’t as far as it looks. With the right financing, equity strategy, and mindset, it’s an achievable leap, especially in Alberta’s investor-friendly cities like Calgary and Edmonton. If you’ve mastered the 4-plex game, you already have the foundation. Now it’s time to scale and watch your portfolio grow beyond what you thought possible.

In Calgary’s rental market, one thing has become very clear: good tenants are gold. The kind who pay on time, treat your property with respect, and stay long enough to make your investment truly worth it. At Green Casa Property Management, we work with landlords across the city, from first-time rental owners in Forest Lawn to portfolio investors in Bridgeland, and almost every one of them asks the same thing: “How do I find good tenants and how do I keep them?” The answer isn’t magic. It’s about intentionality, systems, and treating your rental like a people-first business. Let’s walk through what that looks like in real life. Start With the Basics: A Clean, Well-Presented Property You only get one chance at a first impression. And in Calgary’s competitive market, where renters are viewing multiple listings in a weekend, your property needs to stand out for the right reasons. Here’s what good tenants are looking for (and what we make sure is done before every showing): Tenants who respect where they live are attracted to properties that are respected by the owner. Screen Smart: Attract Everyone, Rent to the Right One We get it. When your unit is sitting empty, it’s tempting to say yes to the first applicant who shows interest. But here’s the truth: a rushed decision now can lead to months of stress later. At Green Casa, we use a full screening process that includes: And just as importantly, we listen to our gut. If something feels off, we dig deeper. A good tenant has nothing to hide and appreciates a landlord who takes things seriously. Communicate Like a Human, Not a Robot Once a great tenant moves in, it’s your job to give them a reason to stay. In today’s world, how you communicate matters. At Green Casa, we believe in: Tenants don’t want to feel like a number. They want to know they’re being heard, and that their home matters to you. When they do, they’re much more likely to treat it like their own. Fix Issues Fast—Even the Small Ones This is where trust is either built or broken. A leaking tap. A broken mailbox. A flickering hallway light. These may seem like small issues, but how you handle them sends a message about how much you care. Here’s what good tenants are thinking: “If they’re slow to fix this small thing, what happens when the heat goes out?” At Green Casa, we don’t wait. We log every maintenance request, prioritize what’s urgent, and work with local contractors we know and trust. The result: Tenants stay longer, and landlords sleep better. Offer Stability, and Tenants Will Stay Many renters in Calgary aren’t just looking for a roof over their head. They’re looking for stability, especially in times when the housing market feels uncertain. That means: You don’t need to bend over backward. But treating your tenant like a partner, rather than just a paying customer, goes a long way. Know the Market, Price It Right A great tenant won’t overpay just to be nice. We always tell landlords: price your unit fairly, and it will rent itself. Price it too high, and even the best renters will pass you over. Calgary’s rental market shifts from season to season. That’s why we stay on top of: Pricing correctly not only fills your unit faster, but also attracts the quality of tenant you want to keep. The Green Casa Difference At Green Casa, we treat every property like it’s our own and every tenant like a potential long-term relationship. We believe happy tenants create happy landlords. And our entire system is built around clear communication, smart systems, and honest service. Whether you own one condo or a portfolio of fourplexes, the key to success is always the same: Attract good people. Treat them well. Keep them longer. That’s how you build a strong investment property in Calgary. And that’s what we’re here to help you do.

When Sarah and Jamal bought their first 4-plex in northeast Calgary, they were nervous. They weren’t seasoned investors. They weren’t contractors. They were just a young couple looking to move out of their downtown condo and start building long-term wealth. Two years later, their 4-plex is fully rented, their mortgage is covered, and they’ve built more equity than they expected. They’re now on the hunt for their next one. This isn’t a one-off success story; it’s becoming a new normal in Calgary’s real estate scene. Why Start with a 4-Plex? Most people assume that real estate investing starts with a single-family home and ends with a high-rise apartment. But there’s a sweet middle ground, the 4-plex. Here’s why it’s ideal: 1. Financing Is Simpler Than You Think Because it’s under 5 units, a 4-plex qualifies as residential financing. This means: Many Calgary buyers are using this strategy to get into the market with minimal cash, while creating rental income from day one. 2. The Math Just Makes Sense Let’s break it down with a simple example: Even after setting aside money for maintenance and vacancies, you’re building equity and earning cash flow every month. And that’s before factoring in appreciation. 3. Calgary’s Rental Market Is Hungry for This The demand for well-managed, medium-sized rentals is growing in Calgary. Many renters are: With population growth, a strong job market, and rising housing prices, Calgary is one of the few major Canadian cities where 4-plexes are still affordable and in demand. How to Spot a Great 4-Plex Opportunity Not sure where to look? Start by asking: Also, talk to your property manager early. At Green Casa, we help investors analyze potential cash flow, project renovation costs, and set up systems to make their first 4-plex run smoothly. Tips for Managing Your First 4-Plex It’s not always easy. But it’s very doable with the right approach: Property management companies like ours exist so you can focus on growing, not stressing. In Conclusion The 4-plex is the underappreciated hero of real estate investing. It’s manageable, profitable, and full of potential, especially in a city like Calgary, where the fundamentals remain strong. If you’re dreaming of financial freedom through real estate but feel unsure where to start, don’t overlook the humble 4-plex. It might be small in size, but it can deliver big opportunities.

Let’s face it. Jumping straight into a large apartment building is not for everyone. The financing is tougher, the management is complex, and the risk can feel overwhelming, especially if you’re new to real estate investing. But what if there was a sweet spot? A property small enough to feel manageable but big enough to generate solid income. That’s exactly where the 4-plex shines. At Green Casa, we’ve worked with countless first-time and mid-level investors in Calgary, and time and again, the 4-plex proves to be the perfect entry point into multi-family real estate. So, What Exactly Is a 4-Plex? A fourplex is a residential property that contains four separate rental units under one roof. In Calgary, these often look like stacked or side-by-side townhomes or converted single-family homes. The best part? They’re considered residential, not commercial, which means easier financing and CMHC eligibility. Why 4-Plexes Make Sense in Calgary Calgary is one of Canada’s most promising real estate markets. With steady population growth, job creation, and a growing need for affordable rental housing, small multi-family homes are in high demand. Here’s why 4-plexes stand out: 1. Easier to Finance Unlike a 5-plex or 6-plex, a 4-unit property still qualifies as residential real estate. This means: 2. Live in One Unit, Rent the Others Many first-time investors live in one unit while renting the other three. This not only reduces your living expenses but also makes it easier to manage the building and build equity while essentially living for free. 3. Steady Rental Income Four rental units = four income streams. Even if one tenant moves out, you’re still bringing in income from the others. This helps reduce risk and smooth out cash flow compared to a single-family rental. Finding the Right 4-Plex in Calgary Not all 4-plexes are created equal. Location, condition, and local demand play a big role in performance. Here are a few neighbourhoods to watch: Tip: Look for properties near LRT stations, major bus routes, or community centers—these tend to attract long-term renters. How to Manage a 4-Plex Like a Pro Managing a 4-unit property is a lot more hands-on than a single rental. But it’s also a great way to learn the ropes of property management without feeling overwhelmed. Here’s what helps: Final Thoughts A 4-plex is more than just a building; it’s a gateway. It’s where many investors in Calgary take their first confident step into the world of multi-family investing. With strong income potential, better financing options, and the flexibility to live in and manage your property, it’s no wonder 4-plexes are gaining traction. Thinking of starting small and dreaming big? A 4-plex might be exactly what you’ve been looking for.

Introduction: The First-Time Landlord Experience Becoming a landlord for the first time in Calgary is exciting, but let’s be honest, it can also be overwhelming. Whether you’ve inherited a property, moved out of your first home, or bought your first rental as an investment, you’re probably asking yourself a lot of questions. How do I find the right tenants?What if something breaks?How much rent should I charge?Can I manage this on my own? At Green Casa Property Management, we work with first-time landlords every day. Many come to us after they’ve hit a wall — chasing rent, struggling with repairs, or simply burned out from trying to do it all. So we wanted to write the blog we wish every new landlord could read before they leap. Lesson 1: Good Tenants Are Worth Their Weight in Gold Many first-time landlords rush to fill a vacancy without doing proper screening. The result is that it too often leads to late payments, property damage, or lease violations. What we always say is this: finding the right tenant matters more than finding one quickly. That means: At Green Casa, we’ve developed a tenant screening system that filters out red flags early so you can rest easy knowing your property is in good hands. Lesson 2: Repairs Always Happen at the Worst Time If you think being a landlord is all passive income, wait until the furnace dies on a minus-thirty-degree night in Calgary. The truth is, stuff breaks. And if you don’t have trusted contractors, a maintenance plan, or the time to respond quickly, it can become a nightmare for you and your tenant. That’s where having a property manager like Green Casa makes a difference. We handle the late-night calls. We coordinate with reliable, affordable local pros. And we make sure problems get fixed before they become emergencies. Lesson 3: Your Time Is Worth Something Too Many first-time landlords think managing a rental is just collecting rent once a month. But what about: These tasks add up. And if you have a full-time job or a family to take care of, it becomes exhausting fast. Your time has value. And in most cases, hiring a property manager pays for itself in peace of mind and better outcomes. Lesson 4: Knowing the Local Market Gives You an Edge Calgary’s rental market is always shifting. Different neighbourhoods see different trends. Pricing your unit too high leaves it sitting vacant. Pricing it too low leaves money on the table. At Green Casa, we know Calgary. We live here, work here, and stay on top of market data and rental demand. We help our landlords price their units smartly, market them effectively, and attract tenants who stay longer. Lesson 5: Property Management Is Not Just a Service — It’s a Partnership The most important thing we’ve learned working with new landlords is this: you don’t need to do it alone. Having a reliable, transparent, and proactive property management team changes everything. We see our landlords as partners. We take care of your property like it’s our own. We give you honest advice, not sales pitches. And we believe long-term success comes from doing the right thing for both the owner and the tenant. Final Thoughts: Welcome to the Journey If you’re a first-time landlord in Calgary, congratulations. You’re starting an exciting new chapter. It will not always be easy, but it can be worth it. And if you ever find yourself needing guidance, backup, or full-service support, Green Casa is just a phone call away. We’re here to make your life easier and your property more profitable. Let’s build something together.

You’re a real estate investor. You’ve done the math. You’ve looked at the rents, the cash flow, and the location. Everything adds up—until you hit the financing wall. That’s where CMHC MLI Select steps in, and for many investors in Alberta and across Canada, it’s the edge they’ve been waiting for. But to access the gold standard, 5 percent down and 50-year amortization, you’ve got to reach 100 points on CMHC’s scale. It might sound daunting, but it’s achievable. And we’re going to show you exactly how to do it. What Is the 100-Point Threshold? CMHC built the MLI Select program to reward investors who create better housing—homes that are more affordable, energy efficient, and accessible. If your building earns 100 points or more across these three categories, you unlock the most flexible and investor-friendly financing in the country. Let’s Break Down the Categories Affordability – The Foundation of the Program This is where you can stack the most points. Offer a portion of your units at below-market rents and commit to keeping them that way. Example: This is a powerful way to get most of the way to 100. Energy Efficiency – Modern Buildings Pay You Back You can earn up to 40 points for reducing energy and greenhouse gas usage. How to do it: Efficiency upgrades might seem like a big upfront cost, but they reduce expenses long-term and boost your building’s value. Accessibility – Small Changes, Big Impact This one is often skipped, but it matters. By creating accessible units or incorporating universal design features, you can earn up to 30 points. Even just a few of these can make the difference between 90 points and qualifying for the full 100. Putting It Together – A Real-World Example A small developer in Calgary recently took this approach: Final score: 100 points With those numbers, they closed the deal with only 5 percent down and locked in a 50-year amortization. That meant lower monthly payments, better returns, and room to reinvest in their next project. The Impact on Your Bottom Line Let’s be clear, this is not just about checking boxes. Scoring 100 points directly impacts your returns. In a world of rising costs and economic uncertainty, that kind of financing makes all the difference. Final Takeaway The MLI Select program is not just for big developers. It’s designed for smart investors like you, who are willing to build responsibly and think long-term. Scoring 100 points is not easy, but it is worth it. With the right approach, the right upgrades, and the right team, it becomes not just possible, but powerful. Looking to make your next project MLI Select-ready? We’re here to help.

When you first hear about 5 percent down and 50-year amortization, it almost sounds too good to be true. But for Canadian real estate investors and developers, it’s very real and very achievable, thanks to the CMHC MLI Select program. So what’s the catch? You must earn 100 points by combining affordability, energy efficiency, and accessibility. The good news? It’s not just doable, it’s smart business. The better news? We’re going to show you how. At Green Casa, we help investors and builders across Alberta get there, and today, we’re breaking it all down for you. So, What Are the 100 Points All About? CMHC’s MLI Select uses a points-based system to assess rental housing projects. Hit 100 points or more, and you unlock some of the best financing terms available in the Canadian market—up to 95 percent Loan-to-Value and amortization up to 50 years. The three areas you can earn points in are: You don’t have to be perfect in all three, just strong enough overall to hit that magic number. Let’s walk through how real investors are making it happen. 1. Affordability – Helping People, Boosting Points This is often the easiest and most impactful category. You can earn between 50 to 100 points depending on how many units you offer at below-market rent, and how long you commit to keeping them that way. Here’s how some investors do it: Pro tip: You don’t have to slash all your rents—just a portion of your building qualifies you for major points. 2. Energy Efficiency – Green Buildings, Greener Bottom Line Reducing your building’s energy use is not only good for the environment—it also helps you qualify for CMHC’s best terms. To get points here, you can: Not only do these changes boost your score, they also reduce utility costs, meaning your cash flow improves over time. 3. Accessibility – Building for Everyone This category is often overlooked, but it can be your secret weapon for pushing your score over 100. CMHC rewards projects that include accessible units or barrier-free design elements. Ideas include: You might be surprised at how much value accessibility adds for tenants—and how many points it earns you. Bringing It All Together – A Sample Path to 100 Points Here’s what one Alberta investor recently did: Total: 100 points. That investor qualified for 5 percent down and 50-year amortization—and is now cash flowing stronger than ever. Why It’s Worth It Reaching 100 points is not just about financing. It changes your entire deal. You can: The MLI Select program rewards you for building smarter, not just bigger. Final Thoughts The path to 100 points might sound technical, but it’s really about intention. Build with affordability in mind. Think long-term. Add value in ways that make a difference. Whether you’re renovating an older apartment building or developing a new rental, the CMHC MLI Select program can help you grow faster and smarter, with the kind of financing terms most investors only dream about. Ready to unlock 5 percent down and 50-year amortization? Green Casa is here to guide you through it.

Let us tell you a story. It is not about a big corporate office. It is not about massive profits or fancy marketing slogans. It is about people. Real people. The kind of people who know what it feels like to own a rental property and worry about it. The kind who remember what it is like to be a tenant and just want to be treated with respect. This is the story of Green Casa Property Management, a Calgary-based company that was built from the ground up with one mission in mind. Make property management simpler, more human, and more honest. How It All Started It began like many stories in real estate do. A small-time landlord trying to juggle it all. Leasing units. Fixing taps. Collecting rent. Answering calls at midnight. Trying to do right by good tenants while keeping up with growing responsibilities. One day, that landlord realized something. What if there was a better way? What if someone could create a property management service that cared? Not just about the numbers, but about the experience. Not just about contracts, but about people. That is how Green Casa was born. Right here in Calgary. Out of necessity. Out of experience. And out of a belief that property management could be done differently. Built for Calgary, By People Who Live Here Calgary is not like everywhere else. We know that. We live here too. We know what it feels like when a furnace goes out in the middle of winter. We understand how quickly the rental market can shift. We know the value of a good tenant and the cost of a bad one. That is why everything we do at Green Casa is designed for this city. We do not just manage properties. We manage relationships. With care. With attention. And with a focus on results. What We Do At Green Casa, we take the everyday weight of being a landlord off your shoulders. That includes: We are not just ticking boxes. We are protecting your investment, building tenant satisfaction, and helping you grow with confidence. What Makes Us Different You might be wondering, what makes Green Casa different from other property management companies? The answer is simple. We care. We care enough to answer the phone when it rings. We care enough to follow up when a small issue pops up. We care enough to treat tenants with fairness and landlords with respect. It sounds basic. But trust us. In this industry, that level of care is rare. Who We Work With We work with all kinds of property owners. First-time landlords who have just bought their first rental. Seasoned investors are growing their portfolios. Out-of-town owners who need boots on the ground. People who have full-time jobs and families, and cannot afford to manage the day-to-day on their own. Whoever you are, whatever your story, we are here to support your journey. Why We Do It We do this because we believe in long-term relationships. We believe in creating clean, safe, and well-managed spaces where people feel at home. We believe that when properties are well cared for, communities thrive. And we believe you should not have to choose between earning rental income and having peace of mind. Our Promise to You At Green Casa, we promise to treat your property like it is our own. To communicate openly. To act with integrity. To go the extra mile when it matters most. We are not perfect. But we are present. We are responsive. And we are deeply committed to doing the right thing. In Closing So if you are a landlord in Calgary looking for a management company that feels more like a partner than a service provider, we invite you to get in touch. Let us take care of the details so you can focus on what matters most. Whether that is growing your portfolio, spending time with your family, or simply sleeping better at night, we are here for you. This is Green Casa. Local. Personal. Professional. Property management is the way it should be.