Ontario-Focused Investor-Friendly Multi-Unit Strategy

Finance Your Multi-Unit Building with 95% LTV and Up to 50-Year Amortization

CMHC MLI Select gives 5+ unit investors access to government-backed financing that conventional lenders can't touch — lower payments, less money down, and terms built for real returns.

David Venzon — Ontario Real Estate Investor Specialist

David Venzon

Real Estate Professional · Ontario, Canada

Helping investors navigate CMHC MLI Select

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The Opportunity

What is CMHC MLI Select?

A government-backed mortgage insurance program from CMHC that gives multi-unit investors (5+ units) access to financing terms you simply can't get anywhere else — if you know how to qualify.

Up to 95% Financing

Put down as little as 5% on an apartment building. MLI Select offers up to 95% loan-to-value on eligible projects — meaning you keep more cash in your pocket for the next deal.

Up to 50-Year Amortization

Dramatically lower your monthly mortgage payments. CMHC allows amortization up to 50 years for top-scoring projects — compared to the typical 25–30 years on conventional loans.

Lower Debt Coverage Ratio

Standard rental DCR as low as 1.10 — meaning your property doesn't need to throw off as much income to qualify. More deals that actually pencil out.

Limited Recourse Option

Score 100+ points and CMHC may limit personal liability — your risk is capped to the property and its security, not your entire personal net worth.

CMHC Government-Backed

Because CMHC insures the loan, lenders compete to give you better rates. You get institutional-grade financing terms that private money simply can't match.

Construction Financing

Building new? MLI Select advances up to 95% of costs during construction. Plus discretionary replacement reserves mean more flexibility on your bottom line.

How You Qualify

The Points System — More Points, Better Terms

MLI Select uses a simple scoring system. Commit to social outcomes across three categories and you unlock progressively better financing. You need a minimum of 50 points to qualify.

Total Points
Max LTV
Max Amortization
Recourse
50+ points
Up to 95%
Up to 40 years
Full
70+ points
Up to 95%
Up to 45 years
Full
100+ points
Up to 95%
Up to 50 years
Limited

Affordability

Keep a percentage of your units at rents below 30% of median renter income in your market.

50 pts — 10% of units (new) / 40% (existing)

70 pts — 15% of units (new) / 60% (existing)

100 pts — 25% of units (new) / 80% (existing)

+30 bonus points for 20+ year commitment

Energy Efficiency

Build or renovate to exceed national energy code benchmarks — good for the planet and your operating costs.

20 pts — 25% better than code (new) / 15% decrease (existing)

35 pts — 50% better than code (new) / 25% decrease (existing)

50 pts — 60% better than code (new) / 40% decrease (existing)

Once achieved, no annual reporting required

Accessibility

Design units that are visitable and accessible per CSA standards — all units must be 100% visitable to qualify.

20 pts — 15% of units accessible or universal design

30 pts — 100% universal design or full CSA accessibility

Once achieved, no annual reporting required

You can mix and match categories. Most investors find the easiest path is through affordability + energy efficiency — and David can show you exactly how to hit 50+ points on your specific deal.

Find out your qualifying score

Is This You?

Who MLI Select Is For

Eligible property types include standard rental housing, SROs, supportive housing, retirement homes (50+ beds), and student housing — minimum 5 units.

Buying 5+ Unit Buildings

Acquiring an apartment building or multi-unit rental? Finance up to 95% of the purchase price through MLI Select.

Refinancing Existing Properties

Already own a multi-unit? Refinance up to 95% LTV with amortization up to 50 years — dramatically improving your cash flow.

New Construction

Building new units? Get up to 95% loan-to-cost during construction with advances throughout the build.

Portfolio Scaling

Need net worth of 25% of loan amount ($100K min). Have 5+ years management experience? You're exactly who this is built for.

Simple Process

How It Works

Three straightforward steps to explore your MLI Select financing options.

1

Share Your Deal

Fill out the form above with your investment details — property type, timeline, and goals. Takes under 2 minutes.

2

Get Your Free Review

I'll personally review your situation and send you the MLI Select Investor Guide tailored to your scenario.

3

Book a Strategy Call

We'll hop on a quick call to map out your financing options and next steps — no pressure, no obligation.

Common Questions

Frequently Asked Questions

MLI Select is a mortgage loan insurance product from CMHC (Canada Mortgage and Housing Corporation) for multi-unit residential properties with 5+ units. It uses a points-based scoring system — you earn points by committing to affordability, energy efficiency, and/or accessibility in your building. The more points you earn (minimum 50), the better your financing: up to 95% LTV, up to 50-year amortization, lower DCR requirements, and even limited personal recourse at the highest tier.
Minimum 5 units for standard rental housing, SROs, and supportive housing. Retirement homes require 50+ units/beds. Eligible types include apartment buildings, purpose-built rentals, student housing (energy/accessibility only), and seniors' housing. Non-residential components can't exceed 30% of gross floor area. Single-family, duplexes, triplexes, and fourplexes are not eligible.
You earn points across three categories — affordability (up to 100 pts + 30 bonus), energy efficiency (up to 50 pts), and accessibility (up to 30 pts). You can mix and match any combination, but you need at least 50 total. At 50 points you get 95% LTV and 40-year amortization. At 70 points, amortization extends to 45 years. At 100+ points, you unlock 50-year amortization and limited recourse lending. David can help you figure out the easiest path to hit your target score.
You (or your corporation) need a minimum net worth of 25% of the loan amount (at least $100,000) and at least 5 years of experience managing similar multi-unit properties. Don't have the experience? You can hire a professional third-party property management firm to satisfy this requirement. For 100+ point applications, CMHC may offer flexibility on net worth requirements.
Absolutely. MLI Select works for purchases, refinances, and new construction. For existing properties, you can refinance up to 95% LTV. The affordability thresholds are different for existing vs. new construction — for example, Level 1 affordability requires 40% of units at affordable rents for existing properties vs. 10% for new builds. Energy improvements completed within the past 12 months count too.
None at all. The Investor Guide and initial deal review are completely free. David will review your situation, tell you honestly whether MLI Select could work for your deal, and explain the path to qualification. No pressure, no obligation — just a conversation about your options.
David Venzon

Ready to Explore MLI Select for Your Next Deal?

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