For many would-be real estate investors, the leap from single-family rentals to owning a full apartment building feels like a giant, expensive step. The steep 20–25% down payment has kept countless investors on the sidelines, until now.
The CMHC MLI Select program is rewriting the rules of multi-family financing. By allowing qualified buyers to acquire rental properties of five or more units with as little as 5% down and amortization periods of up to 50 years, it’s opening doors that were previously locked for all but the most capital-rich investors.
The Key to Unlocking the 5% Down Payment – The Points System
The MLI Select program is built around a flexible points system that rewards properties designed for long-term housing needs. You can qualify by earning points in one or more of these categories:
- Affordability – Commit to keeping a set percentage of units at below-market rental rates for a specified term. This improves housing access and earns valuable financing points.
- Accessibility – Incorporate inclusive features such as zero-step entrances, wheelchair-friendly hallways, and adaptable bathroom layouts to accommodate tenants with mobility needs.
- Energy Efficiency – Upgrade your property with better insulation, high-efficiency HVAC systems, triple-pane windows, or even renewable energy sources like solar panels.
Pro tip for investors: The highest incentives come from combining these categories. For example, an energy-efficient building with a few accessible units and moderate rent restrictions can easily meet the points threshold for 5% down and 50-year amortization.
Why the 50-Year Amortization is a Game-Changer
A longer amortization doesn’t just lower your monthly payments; it changes the way your portfolio grows.
- Improved Cash Flow – Lower mortgage payments free up thousands of dollars annually, which can be reinvested in renovations, marketing, or the next purchase.
- Better DSCR (Debt Service Coverage Ratio) – A healthier DSCR makes it easier to qualify for additional loans, even as interest rates fluctuate.
- Reduced Financial Pressure – More breathing room means you can focus on strategic growth instead of scrambling to cover high monthly costs.
In other words, MLI Select allows your properties to finance the next stage of your portfolio.
Why Alberta is the Ideal Playground for MLI Select Investors
Few markets match the growth potential of Calgary and Edmonton right now. Here’s why:
- Population Surge – Thousands of new residents are moving to Alberta every month, attracted by job opportunities and lower living costs.
- High Rental Demand – Vacancy rates remain low, and demand for well-maintained, energy-efficient, and accessible units continues to rise.
- Investor-Friendly Economics – Alberta’s competitive property prices paired with strong rental yields create the perfect environment for leveraging MLI Select.
Imagine purchasing a 12-unit building in Calgary for $2 million with 5% down. That’s just $100,000 upfront. With a traditional loan, you’d need $500,000. That extra $400,000 could be used for upgrading the building, improving cash flow, or even securing another property in Edmonton within the same year.
The Bottom Line
The CMHC MLI Select program isn’t simply a financing option; it’s a scaling strategy for serious investors. By combining minimal capital requirements, extended repayment terms, and Alberta’s high-demand rental market, MLI Select creates a rare opportunity to grow your portfolio faster and more sustainably than ever before.
For those ready to move from dreaming about apartment ownership to actively building a multi-family empire, this is the moment to act.
