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Who we serve
For investors building a portfolio, not just buying a property.
Plexes, rentals and refinancing to release equity for the next acquisition — structured so the portfolio keeps qualifying as it grows.
Reviewed by Stan Rashev, mortgage & real estate broker · Updated
The short answer
Real estate investors in Montréal need a mortgage strategy for the portfolio, not just the next property. Lenders differ in how they count rent (add-back vs offset), how many properties they'll finance and how they treat refinancing for the next down payment. Best Mortgage Montreal sequences purchases, renewals and lenders so each deal improves your borrowing capacity instead of using it up, from owner-occupied duplexes to 5+ unit buildings.
01 What we hear
You're not the first to say this.
The situations below come up every week. Each one has more than one answer — and usually a better one than the first lender offered.
My bank was great for the first two. Now they won't do a third.
Concentration limits are real. Spreading properties across the right lenders keeps the next approval possible.
The rent covers the mortgage — why don't I qualify?
Because the lender is offsetting your rent, not adding it. A different lender's method can change the answer.
I have equity everywhere and cash nowhere.
Equity release, sequenced deliberately, is how most portfolios fund the next down payment.
02 How we work with you
Built around your situation, not a product.
Every engagement starts with the full picture and ends with a written set of options — whether or not you go ahead with us.
A portfolio view
We map every property, rate, term and renewal date, so decisions are made across the portfolio rather than one deal at a time.
Lender sequencing
We decide which lender holds which property — and when — to preserve borrowing capacity for what comes next.
Deal analysis before the offer
Cash flow, debt-service coverage and how your lender will read the rent, before you commit.
Renewal coordination
Staggered renewals and refinances timed to release equity without unnecessary penalties.
03 Solutions that usually fit
Where we'd likely start.
Investment & Multi-Unit
Plexes, rentals and growing portfolios financed around cash flow and debt-service ratios — with a plan for the next acquisition, not just this one.
ExploreHome Equity & HELOC
Home equity loans and HELOCs up to 65% of value as revolving credit — for renovations, investing or opportunity, with a repayment plan.
ExploreCommercial & Construction
Business property, construction draws and bridge financing between a purchase and a sale — the non-conventional side of the business, handled properly.
Explore04 What to have ready
Make the first call count.
You don't need everything to start — a conversation comes first. But having these on hand lets us give you real numbers sooner.
For each property you own
- Current mortgage statement
- Leases and rent roll
- Municipal and school tax bills
- Insurance declaration
For you
- Two years of T1 Generals and Notices of Assessment
- Recent pay stubs or financial statements
- Proof of down payment and reserves
- Government-issued photo ID
“Don't settle for one-size-fits-all. Based on the information you provide, we present a minimum of two or three tailored options that best align with your life situation and goals.”Stan Rashev · Founder, Best Mortgage Montreal
05 In practice
How it works in practice.
How we sequence a growing portfolio
Each new property changes how lenders see the next one. We map which lender should hold which property based on its rental-income method, exposure limits and renewal date, so you aren't stuck with one bank when it reaches its limit. Refinancing an existing building to fund the next down payment is planned around renewal dates to avoid penalties, and the cash flow of every property is stress-tested at a higher rate before we add leverage.
What changes at five units and more
Buildings with five or more units move from residential to commercial underwriting. Lenders look mainly at net operating income and debt-service coverage, require detailed rent rolls and expense histories, and may use CMHC-insured multi-unit programs with longer amortizations. The paperwork is heavier, but the financing can be more favourable for well-run buildings. We prepare the package so the first submission is complete.
Mistakes that slow investors down
Financing every property on personal income instead of letting the buildings carry themselves. Buying on projected rents rather than the leases in place, in a market where rent increases are regulated. Ignoring the order of purchases — an owner-occupied plex first can unlock insured financing that pure rentals can't use. And letting renewals all fall in the same year, which concentrates rate risk across the portfolio.
Questions to ask before you sign
Ask any lender you're considering: how many properties will you finance for one borrower, how is rental income counted, and can I refinance to fund the next down payment without a penalty? Those three answers shape your growth more than the rate does. We match each purchase to the lender whose answers fit the next three purchases, not just this one.
06 Good to know
Questions people ask before they call.
Can't find yours? Stan answers the phone himself more often than you'd expect.
(514) 994-1030Toll-free 1 855 777-1711 · by appointment in Saint-LaurentHow many properties can I finance?
There's no fixed number — it depends on your income, your portfolio's debt-service coverage and how your lenders count rental income. Sequencing lenders well is what keeps the count rising.
Should I hold properties in a corporation?
It depends on your tax and liability situation. Corporate ownership changes which lenders and products are available, so we coordinate with your accountant before you buy.
Can I use one property's equity to buy the next?
Yes — refinancing, a secured line of credit or a second mortgage can fund the down payment. We compare the full cost and the impact on your ratios.
Related guides
Read more before you decide.
How to Finance a Plex in Montréal: Duplex, Triplex and Fourplex Mortgages (2026 Guide)
How to finance a duplex, triplex or fourplex in Montreal: down payments of 5%, 10% or 20%, how rent is counted, CMHC insurance, welcome tax and a real example.
Read articleSecond Mortgage vs Refinance vs HELOC in Québec: Which Costs Less?
Second mortgage, refinance or HELOC in Montreal and Quebec? Borrowing limits, rates, penalties and fees compared on a real $120,000 example over two years.
Read article
About the reviewer
Stan Rashev · Founder, mortgage & real estate broker
Stan Rashev has helped Montréal families, investors and business owners structure mortgages for 22 years. He works with more than 30 lenders, holds a master's degree in engineering, and serves clients in English, French, Russian and Bulgarian.
- Canada's Top 75 Mortgage Brokers, 2023
- #1 broker at Dominion Lending Centres Centre-West Montréal, three years running
- Top 5 broker at First National, Québec & Atlantic
- Desjardins Excellence Gala, 2025
Full profile LinkedIn How we review content
Mortgage brokerage in Québec is regulated by the Autorité des marchés financiers (AMF). You can check any broker's right to practise with the AMF. This page gives general information, not personalized financial advice; rules and rates change, and your options depend on your full file.
07 Start here
Request a confidential mortgage review.
Tell us what you're trying to solve. We'll come back within one business day with our read on the situation and the options worth considering — whether that's with us or not.
- A 30-minute conversation about your complete picture, not a rate quote
- No credit check to get started, and nothing to sign
- A minimum of 2–3 tailored options, explained in writing
- Your information is never shared with third parties
- Zero obligation or cost to you
Thank you — we're on it.
Stan or a member of the team will be in touch within one business day. If it's urgent, call (514) 994-1030.