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Mortgage Squad Advisors
CMHC Multiplex

Buy a duplex, triplex, or fourplex with just 5% down.

If you live in one unit, you can buy a 2-to-4-unit property with as little as 5% down (up to $1.5M). The rent from the other units helps you qualify — making this one of the easiest ways for first-time buyers to get into the market.

5% down on 2–4 unitsUp to $1.5M purchaseRent helps you qualifyBig-6 bank ratesLive in one, rent the restStack with FHSA savings
5-star rated| FSRA #13737| 5-min pre-qualification
Buying a 5+ unit apartment building?
Borrow up to 95% of the building's value.
CMHC's MLI Select program rewards energy upgrades, affordable rents, or accessible units with a longer 50-year payback and lower down payment.
MLI points · stacked50/100
+Energy+Affordable+Accessible
70%
Max LTV unlocked
40yr
Amortization unlocked
5-200
Units (residential)
-150bps
vs uninsured commercial
Get pre-approved MLI calculator
Maya · AI · 24/7
Does my project qualify for MLI Select?
5-star rated| FSRA #13737| 50+ langs

Federal policy now treats 2-4 unit owner-occupied properties like single-family — meaning you can put as little as 5% down (insured) and use rental income from the other units to help qualify. We've placed dozens of multiplex files since the program expanded.

What you get

Why Canadians choose Mortgage Squad Advisors.

5% down on first $500k, 10% on portion above (up to $1.5M) — insured
Owner must occupy at least one unit
Rental income from other units used for qualification (50-100% offset)
A-lender rates (no investment-property premium)
Stacks with FHSA + RRSP HBP for first-time buyers
Path to portfolio: refinance into investment property in 12-24 months
We model the rent stack to maximize your qualifying income
Maya runs cap-rate models on every prospect
Maya · 24/7 AI advisor

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How it works

Three steps. No jargon. No pressure.

1

Confirm Property

MLS listing, current rent roll (or market estimate). We confirm CMHC insurability.

2

Build The Income Stack

Your salary + 50-100% of rental income, depending on lender. We pick the highest-allowing lender.

3

Close + Lease Up

Fund the property. Lease the units. Refinance in 1-2 years to release equity for the next one.

Run the math first
FAQ

Common questions, answered.

Don’t see yours? Ask Maya — instant answer, any time.

Why is multiplex now so attractive?
Federal policy expanded insured multiplex financing in 2024-2025. Pre-policy, even owner-occupied 2-4 unit needed 20% down. Post-policy: as little as 5%.
Do I have to live in one of the units?
Yes — owner-occupancy is a CMHC requirement for the insured program. If you don't occupy, it becomes investment property (20% min).
How is rental income counted?
Lender-dependent. 50% offset (subtracts from your costs) is most common. 100% addition (adds to your gross income) is more powerful but available at fewer lenders.
What if the units aren't currently rented?
An appraiser provides a market-rent estimate. Lenders typically use 50% of that estimate for qualification.
Can I do this as a first-time buyer?
Absolutely — and many of our best multiplex stories are first-time buyers. Combine FHSA + RRSP HBP for down payment + rental offset for qualifying income.
Can I do a duplex if I own another home?
Yes — but it changes the program. If you're not occupying the duplex, it's investment property (20% down, no insured option).
Are 5+ units the same?
No — 5+ unit is multi-family commercial, financed under CMHC MLI Select with different rules and rates. Better cashflow, harder to qualify.
What's the cap rate I should target?
Most clients target 4.5-6% cap on a multiplex in major Ontario markets. We model this with you for any prospect.

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Investment PropertyFirst-Time BuyerRental Cashflow Calc

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