How Our Clients Acquired Two Properties in Two Years — Without Needing 20% Down
Using smart strategy, life changes, and understanding lender rules, our clients accelerated their real estate journey — faster and with less upfront capital.
🧩 The Challenge
Most new buyers are told:
“To buy an investment property, you’ll need 20% down — no exceptions.”
But for many aspiring investors, saving 20% per property can take years, delaying their dreams of wealth-building and portfolio growth.
Our client had a different goal: move fast, build smart.
They wanted to:
🏠 Secure their first home with a minimal down payment
📈 Use it as leverage to acquire a second property quickly
💰 Start rental income earlier than expected — without needing huge savings
🛠️ The Strategy
Here’s how we helped them legally and successfully buy two properties within two years — both with only 5% down:
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Under $500,000, CMHC insured, qualified fully for primary residence
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Satisfied the owner-occupancy commitment lenders and insurers expect
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Justified change in housing needs (upsizing, life changes)
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Again, treated as owner-occupied primary residence
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Legal and acceptable because original intent was genuine owner occupancy
🧠 Important Factors That Made It Work
✅ Properties priced under $500,000 — qualifying for lower down payment thresholds
✅ Clear story — life change (upsizing) justified moving out without raising red flags
✅ 12+ months occupancy — proved honest intent (not immediate rental flipping)
✅ Lender and insurer alignment — communicated proactively with CMHC/Sagen and lenders about the plan
✅ Client transparency — no hiding intentions, only adjusting with life circumstances
📉 Risks and Considerations
⚠️ Moving too soon (under 1 year) without a solid life change story could lead to a lender or insurer declining the next mortgage
⚠️ Some lenders are stricter — not all allow easy transition from owner-occupied to rental
⚠️ Default insurers still have final say — even if lenders agree, insurer support is critical
⚠️ Portfolio growth paths must be customized — not everyone will qualify using the same structure
Moral: It’s possible — but must be strategic, credible, and lender-aligned.
✅ The Results
🏠 Client now owns two properties
💰 First property generating rental income with only 5% down invested
🔑 Second property secured with another low down payment
🚀 Fast-tracked real estate portfolio building — in just two years
🧠 Stronger positioning for future refinances, leveraging, and wealth expansion
💡 What You Can Learn from This
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Reality: You can use 5% down if you follow owner-occupied transition rules
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Reality: Strategic planning accelerates growth faster with less capital
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Reality: Some lenders and insurers allow flexibility if the story is genuine and credible.
🏆 Key Takeaways
Buying multiple properties early is possible — if you understand the rules deeply
Owner-occupied moves create exceptions to standard 20% investment rules
Life changes (family expansion, job relocation, upsizing) are powerful justifications
Honesty + Strategy = Winning faster in real estate investing
Watch Our Latest Case Studies 📝
How Our Clients Acquired Two Properties in Two Years — Without Needing 20% Down
Using smart strategy, life changes, and understanding lender rules, our clients accelerated their real estate journey — faster and with less upfront capital.
📞 Call to Action
Facing pushback due to your job or income style?
Let us help tell your story — and find the right mortgage solution for you.
“You’re not alone if you’re working hard at multiple jobs to support your family. The system may not always understand it — but we do.”
Let’s turn your hustle into homeownership. We’ll build your case with clarity, honesty, and the credit you deserve.
📧 paul.davidescu@mortgagepal.ca