Financing a rental or investment property in Toronto, Ontario? Sarah Colucci arranges investment property mortgages — qualifying on rental income, maximizing leverage, structuring your portfolio for long-term cash flow across York Region, Toronto, and the GTA. Call 647-773-4849.
Mortgage options in Toronto depend on the property, requested loan amount, verified income, credit history and the lender's current guidelines. The local average home price is approximately $1,100,000, but individual properties and neighbourhoods vary widely. Sarah reviews the complete application rather than relying on one rate or one automated rule.
Sarah Antonia Colucci is a licensed Mortgage Agent Level 2 with access to more than 50 lenders. She compares available mortgage structures, explains costs and restrictions, and identifies the documents a lender will need before an application is submitted. The initial consultation is free, and recommendations remain subject to lender review, property acceptance and full underwriting.
A useful review normally includes the mortgage balance or purchase price, available equity or down payment, household income, monthly obligations, credit history and the client's short- and long-term plans. Looking at these details together helps distinguish a low headline rate from a mortgage that actually fits the client's situation.
Investment properties require a minimum of 20% down — there is no CMHC insurance available for non-owner-occupied properties. Some lenders require 25% for properties with more than 2 units. The good news: you can use a HELOC on your primary residence as the down payment source, allowing you to leverage existing equity into a new investment without liquidating other assets.
Yes. Most lenders use a 'rental offset' approach — they credit 50–80% of market rent against your carrying costs, effectively increasing your qualifying income. Some lenders, particularly for experienced investors, use full rental income (100%). The exact amount depends on the lender and your application. I structure applications to maximize rental income credit.
Investment property rates are typically 0.10%–0.50% higher than owner-occupied rates, depending on the lender and your profile. The rate difference is not as large as many investors expect. With competitive bidding across 50+ lenders, I consistently find investor rates in the mid-to-upper 4% range for well-qualified applicants as of mid-2026.
Absolutely — this is one of the most common and effective investor strategies I work with. A HELOC or refinance on your primary residence at 4–5% can fund the 20% down payment on an investment property, which then earns rental income. The arbitrage between your HELOC rate and the investment return is the basis of leveraged real estate investing.
Toronto remains one of Ontario's most compelling rental markets — limited supply, strong rental demand, and average home values around $1,100,000 that continue to appreciate. Sarah Antonia Colucci of Colucci Mortgages has helped numerous Toronto and Greater Toronto Area investors structure investment property mortgages that maximize rental income qualification and minimize rate. Whether you're buying your first Toronto rental or adding to an existing portfolio, call 647-773-4849 for a free investment mortgage analysis.
For a personalized review, call Sarah at 647-773-4849 or request a free consultation. Rates, qualification and product availability can change without notice and are confirmed only through a complete lender application.