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Daniel Foch & Nick Hill

The Podcast For Canadian Real Estate Investors.

The podcast features in depth discussion around investing in real estate, ongoing news in the Canadian real estate market, how to structure deals and grow your portfolio.
Show hosts Daniel Foch and Nick Hill bring experience, fresh takes, well-researched information and entertainment to a real estate investing podcast for Canadians.

The Canadian Real Estate Investor

Canada's banking system is dominated by just six major institutions (the Big Five plus National Bank), which control over 80% of banking assets. While this concentration was designed for stability, it creates limited competition and flexibility compared to the U.S., which has thousands of banks with diverse underwriting philosophies.
 
 • Illusion of choice: Canadians feel like they have banking options, but are essentially rotating through six institutions that behave similarly in terms of rates, underwriting, and credit requirements.
 • Designed for stability, not competition: Canada's concentrated banking system was intentionally created post-Depression to prioritize safety over flexibility, which helped avoid failures during the 2008 crisis but limits competition.
 • Different bank personalities: Each of the Big Six has distinct lending approaches—RBC prefers "vanilla" borrowers, TD is systems-driven, Scotia is unpredictable, BMO is business-friendly, CIBC is mortgage-aggressive, and National Bank is regionally focused.
 
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The Illusion of Choice: How Canadian Banking Actually Works

Nick & Dan discuss co-ownership structures for real estate, focusing on joint tenancy vs. tenants in common, and land lease properties. Joint tenancy means equal shares with automatic transfer to surviving owners upon death, while tenants in common allows unequal shares that pass to heirs. Land lease properties let you own the building but lease the land, offering lower purchase prices but with ongoing ground rent and lease expiration concerns.
 
 • Joint tenancy requires equal ownership and unanimous consent for major decisions, with automatic survivorship rights.
 • Tenants in common allows flexible ownership percentages and independent sale of shares, but no automatic transfer on death.
 • Land lease properties have lower purchase prices since you only own the structure, but require ongoing ground rent and the lease eventually expires.
 
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Joint Ownership, Land Leases & Creative Property Structures

Canada's housing market remains stalled despite lower interest rates. The problem has shifted from mortgage costs to fundamental affordability — buyers don't believe prices have reset enough, sellers are discounting to move properties, and the market lacks conviction on both sides. Then in the second half of the show we are joined by our amazing event hosts for some national updates.
 
 • Market weakness is broad-based: National sales down 10.7% year-over-year, prices down 3.8%, with Toronto and Vancouver leading the decline.
 • Rates aren't the issue anymore: The Bank of Canada cut rates four times in 2025 to 2.25%, but affordability concerns and economic unease still prevent buyers from acting.
 • 2026 outlook is mixed: Spring 2026 is the earliest realistic turning point, with strong growth expected in Quebec City, Montreal, and Regina, while Toronto and Vancouver prices continue falling.
 
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Canada’s Housing Market Stalls Again

Nick interviews Nathan Kennedy, otherwise known as New Money Nate discussing content creation, personal finance, and real estate investing.
 
 • Nate's Background: Full-time content creator who started in 2018-2019 during college, grew to over 1 million followers across platforms, and transitioned from a full-time job to content creation in 2021 when social media income exceeded his salary.
 • Content Philosophy: Takes a storyteller approach rather than giving direct advice, using scripted skits to educate viewers on personal finance topics while doing thorough research and consulting experts to ensure accuracy.
 • Views real estate as requiring an "operator mindset" rather than a passive investment, warns against romanticizing it, and advocates for going in "eyes wide open" since success requires being hands-on initially before scaling to property managers.
 
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Renting Vs. Buying From A Young Finance Expert

Canada's rental market experienced a dramatic shift in 2025, with vacancy rates rising to 3.1% nationally (the highest in a decade) due to record-high rental construction meeting slower population growth and reduced immigration. This has flipped the market from landlord-favored to renter-favored, with landlords now offering incentives like free months of rent to fill units.
 
 • Vacancy hit 3.7% (highest since 1988), with landlords competing for tenants for the first time in a generation and offering significant incentives.
 • Calgary maintained a balanced 5% vacancy despite adding 11% to its rental stock, thanks to strong interprovincial migration and employment.
 • Despite rising vacancies, national rents increased ~5%, with landlords raising rates on existing tenants, and affordable units remain scarce.
 
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The Bull Vs. Bear Case for Canada’s Rental Market

The etymology and historical evolution of mortgages, from ancient collateral practices through to modern Canadian mortgage systems, including key regulatory developments and fundamental mortgage terminology.
 
 • The word "mortgage" derives from Old French meaning "dead pledge", with collateral-based lending traced back to the fifth century B.C.and formalized through Roman law 
 • Major transformations included CMHC's creation in 1945, the 1954 Bank Act enabling bank mortgages, and the 1970s establishment of the five-year fixed-rate standard, with recent stress tests implemented in 2018.
 • Key terms include mortgage term (contract duration, typically 5 years), amortization (total repayment time, usually 25 years), and the distinction between fixed and variable rates, plus different mortgage types like conventional (20%+ down)and high-ratio (under 20% down).
 
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The Mortgage Episode - Every Type & Whats Right For You

Canadian real estate investors face new uncertainty due to Aboriginal title claims, particularly following the August 2025 Cowichan case in Richmond, BC. This landmark ruling recognized Indigenous title over 300 hectares of land that included existing private fee-simple properties – the first time in Canadian history this has occurred. The decision has triggered financing issues, cancelled deals, and government intervention, with BC Premier Eby announcing $150 million in loan guarantees. While no one has been evicted, the ruling challenges the traditional concept of "indefeasible" title and creates uncertainty for property owners, lenders, and investors across Canada.
 
Plus in the second half of the show we are joined by an expert Bruce Pardy to get his perspective on the subject. 
 
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Are Indigenous Land Claims A Risk For Real Estate Investors?

We finish part 2 of all the terms you need to know. Land assembly (combining properties for larger projects), liens (legal claims on property for unpaid debts), land transfer tax (provincial/municipal tax on purchases), letters of intent (preliminary commercial agreements), and minor variances (zoning exceptions).
 

 
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Real Estate Terms You Need To Know (But Probably Don't) Part. 2

In Real Estate, everyone speaks the same language but different sectors use different variations. Developers, flippers, lawyers, mortgage brokers, contractors, and realtors all use different variations of real estate terminology, in this episode we cover the first portion of very relevant terms you need to know. Each term includes what it is, how it works, why it's important, and practical context for Canadian real estate.
 
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Real Estate Terms You Need To Know (But Probably Don't)

We are joined by commercial real estate broker, podcaster, investor and overall great guy, Dayma Itamunoala. Dayma has extensive knowledge and experience in the multifamily space and has also spent years interviewing the top figures in Canadian Real Estate. 
 
 • What type of deals he is seeing right now
 • What's working—and what's not
 • How the podcast and LinkedIn changed the game for you
 • Key lessons from interviewing Canada's top real estate professionals
 • Emerging trends in the market
 • Advice for professionals and investors just getting started
 
Exchange-Traded Funds (ETFs) | BMO Global Asset Management
 
MULTIPLEX MASTERCLASS
 
LISTEN AD FREE
 
free 1 week trial for Realist Premium
 
Deal Analyzer

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What Are The Risks & Opportunities In Multifamily Real Estate?

We look at OSFI's report on the biggest financial risk for 2024-2205 
 
 • Current risk environment Elevated interest rates and market uncertainty
 • Real estate secured lending and mortgage risks
 • Rising household debt costs
 • Credit stress and changing depositor behaviour 
 
Attend Our Event On Multiplexes 
 
Sign Up For The Next Webinar Realist 
 
Join the best community in Canadian Real Estate realist.ca
 
Attend a Meetups Meetups
 
Get a Pre Approval G & H Mortgage Group
 
Get Financing with Landbank LandBank 
 
Nick 
 
Instagram.com/mybuddynick
 
tiktok.com/@mybuddynick
 
twitter.com/mybuddynick89
 
Dan
 
twitter.com/daniel_foch 
 
instagram.com/danielfoch
 
tiktok.com/@danielfoch

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The Biggest Financial Risks For The Next Two Years

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