Real estate brokers · eXp agence immobilière · Greater Montreal, Eastern Townships, Quebec City

One down payment. Three properties. A clear verdict at every step.

Four real estate brokers and a five-step method: analyze, acquire, optimize, refinance, reinvest. Capital doesn't sit still, it cycles. And if a property doesn't deserve an offer, we tell you.

See the properties that pass the test I already own a property
  • ✓Complete analysis, free of charge. We read every document, compare actual income to potential income, and build three scenarios with every ratio.
  • ✓Off-market opportunities. Properties presented under a confidentiality agreement that you won't see on public sites.
  • ✓Reply within 24 hours. A member of the IPG team calls you to frame your criteria, then a broker takes over.
5.0 on Google · over 200 reviews on our brokers' profiles · Free analysis · No commitment
Our approach

We work with people who want to work with us.

No mass calls, no pressure, no property pushed just to close a file. We take the time to understand where you're at, then we tell you what the numbers say, even when they say no.

Three paths

Three ways to work with IPG.

Every path starts with a 15 to 20 minute call, free of charge.

01 · Buy

You're looking for a first property, or the next one.

We define your criteria, send you the properties that meet them (including off-market ones), analyze each one completely and negotiate with a ceiling price in hand.

Get the properties
02 · Grow

You already own one or more properties.

We look at what each one can free up as capital (rents, expenses, refinancing) and introduce you to the partners you need: tax, urban planning, multi-unit lending, management, renovations.

Discover the ecosystem
03 · Sell

You want to sell without putting your property on the public market.

We establish the value, present it to qualified buyers under a confidentiality agreement, and nothing is posted without your written consent.

Let's talk discreetly
Return calculator

Estimate a property's return in 30 seconds.

Enter the price, the number of units and the average rent. The calculator applies simplified assumptions (operating expenses at 38% of income, standard financing). It's not an analysis: it's a first screening.

850 000 $
6 units
1 250 $
20 %
5,00 %
Annual cash flow
…
…
Gross income
…
Gross rent multiplier
…
Capital invested
…
Total return year 1
…

For guidance only: operating expenses at 38% of gross income, mortgage compounded semi-annually (Canadian convention), year 1 return = cash flow + principal paydown. The complete analysis reads the real leases and the real expenses. Tight cash flow doesn't mean no, and a flattering number doesn't mean yes.

Have this property analyzed for real

Analysis by an IPG broker · Reply within 24 hours · No fees, no commitment

Market value

What is your property worth today?

Choose your region, enter your monthly gross income, the number of units and the year built. You get a value range and a price per door, calculated from the multipliers observed in your region.

7 500 $
6 units
1985
Approximate range, calculated automatically
—
Price per door: —

Approximate range. A well-managed property sells above it, a property with rents below market sells below it. For a defensible number, your leases and expenses need to be read.

Thinking of selling without listing? See how we work off-market.

Property of 25 units or more, or a portfolio? Write directly to info@investirpourgagner.ca, a broker replies to you personally.

Gross income: all monthly rents added together. Indicative estimate only, a broker's opinion of value: it does not replace the complete analysis, it's the starting point of the conversation.

Our method

Capital doesn't sit still. It cycles.

A property bought at the right price, optimized, then refinanced, frees up the down payment for the next one. That's how one down payment becomes three properties.

01

Analyze

Every document, every ratio, three scenarios, one verdict. Normalized income, actual expenses, repositioning potential, financing and exit scenarios.

Analysis methodology

The criteria we go through with a fine-tooth comb.

Every deal goes through the same grid, the one from our complete property analyses. Two properties give two different analyses, because the issues differ; the rigor doesn't change.

✓

Full document review

Listing sheet, seller's declaration, certificate of location, leases and tax bills: every document is read in full and gone through clause by clause, not just the listing.

✓

Reconciling the numbers

Every gap between sources (lease vs listing, tax bill vs listing) is identified and quantified. Undocumented information is attributed to its source, never taken for granted.

✓

Actual vs potential income

Rents actually collected are separated from rental values: we know what share of the return rests on signed leases, and rent optimization is planned according to the TAL rules.

✓

Normalized expenses

Actual taxes, insurance, common-area energy, maintenance, capital reserve, management and vacancy: expenses are fully rebuilt rather than taken as-is from the seller.

✓

Flexible financing

Structures tailored to each deal: conventional, private or structured, with the right financing partners, and a simulation compounded semi-annually the Canadian way to compare properties on an equal footing.

✓

Three scenarios, every ratio

As presented, normalized to reality, stabilized after optimization, with GRM, NIM, cap rate, price per door, break-even price and sensitivity to the down payment for each.

✓

Return broken down by source

Cash flow, principal paydown and appreciation are quantified separately, refinancing and resale are modelled. We know what drives the return, and what isn't a lever is said frankly.

✓

The deciding issue and the verdict

Every property has its tipping point: insurability, compliance, actual number of units… We identify it, document it, and the analysis ends with a clear recommendation and the conditions to write into the offer to purchase.

✓

The ceiling price: the 0.85 ratio

Before negotiating, a buyer's ceiling price: 0.85 times the value given by the normalized income in the realistic scenario. Above it, the return only holds up through appreciation.

✓

Risks before numbers

Insurability, compliance (units or work without permits), financing (debt coverage ratio), rents (a pending TAL case): any one of them can cancel out the rest, so we check them before finishing the calculations.

✓

Regulatory potential

Adding a unit, densifying, changing the use, subdividing: what the city allows is checked against the zoning by-law, not “according to the seller”. An undocumented acquired right is worth zero.

✓

Rents and the TAL

Future income is projected with the TAL reference rate, not with the market. Catching up happens mostly at tenant turnover, and we estimate it conservatively.

✓

Exit and refinancing

A good property is bought with the next one in mind: when does it free up enough capital at refinancing to fund the down payment on the next one? That's the IPG cycle.

Want the detail of every criterion, with costed examples? Read the 13-criteria analysis page or the article that explains them one by one.

The multiplier effect

One down payment. Three properties.

The same down payment can stay locked up for 25 years, or be reused. Drag the slider and watch the principle unfold over five years.

Year 1

Acquisition of a first 6-unit property at $1,100,000 with a $275,000 down payment (25%), chosen for its optimization potential, with an action plan set from the purchase.

1property held
0refinancing completed
275 000 $initial down payment (25%)

* Illustration for guidance only, based on simplified assumptions. The pace and scale of each step depend on the market, financing and the property's actual performance, and additional capital may be required along the way, particularly to fund optimization. Every deal gets its own analysis.

Income optimization

The concrete levers for making a property perform better.

A property's value follows its net income. Every dollar of income added or expense avoided works twice: it improves cash flow today and value at refinancing tomorrow.

01

Rents brought to market

Renewals planned according to the TAL rules and repositioning at tenant turnover. Every extra $100 a month adds $1,200 in income per year, and several tens of thousands of dollars in value at refinancing.

02

High-return renovations

Work chosen for its return on investment, not for looks: kitchens, bathrooms, floors at turnover. The rent gain is quantified before the first dollar is committed.

03

Ancillary income

Parking, storage, laundry, appliances included: income often left on the table. A few simple additions can be worth the equivalent of an extra half unit.

04

Expense control

Insurance rebroked, contracts renegotiated, energy efficiency improved. A dollar of expense avoided has the same effect on value as a dollar of income added.

05

Vacancy and tenant stability

Rigorous tenant selection, units listed at the right price and reduced turnover. Vacancy and bad debts are managed before they happen, not after.

06

Optimized financing structure

Renewal at the right time, adapted amortization, insured financing when it's advantageous. Reducing debt service improves cash flow without touching the property.

Why us

Three reasons to trust us with your project.

01

We read everything, we calculate everything

Every property we present to you has gone through the same 13-criteria grid, with a written verdict.

02

Surrounded by the right partners

Tax, urban planning, residential and multi-unit financing, management, renovations: seven independent firms we know and introduce you to when your deal calls for it.

Discover the ecosystem→
03

Transparent from start to finish

Free analysis, paid through brokerage only, amount known before any signature, and a no when it's a no.

Who we are

The people behind the method.

Four real estate brokers, eXp agence immobilière, united under one brand: Investir pour gagner. Each analyzes their own deals. You work with a person, not a department.

5,0
★★★★★
Over 200 reviews received by our brokers on their personal Google profiles

The reviews below cover all of our transactions.

FAQ

The questions we get asked most often.

Which regions do you work in?

Greater Montreal (Montreal, Laval, South Shore, North Shore), the Eastern Townships, and occasionally Quebec City and Gatineau. Elsewhere, write to us: we'll tell you frankly whether we can help.

Is it for me if it's my first property?

Yes. A good share of our deals are first purchases, often a plex with an owner-occupied unit. The method is the same: we analyze, we tell you what it's worth, we negotiate.

What types of properties?

From the duplex to 9 units and up, portfolios and off-market lots that can reach 100 to 250 units.

How does it work in practice?

You fill in your criteria or book an appointment. A member of the IPG team calls you within 24 hours for a 15 to 20 minute conversation. A broker takes charge of you, sends properties to your client portal and analyzes the ones that interest you. You decide.

What's the difference between the calculator and the complete analysis?

The calculator applies simplified assumptions to three numbers. The analysis reads the leases, the actual expenses, the financing available, builds three scenarios with every ratio and ends with a clear verdict: green light or red light.

How much does the analysis cost?

Nothing. The initial analysis and support through the purchase are free of charge. We're paid through the compensation set out in the brokerage contract, paid at the transaction.

Do I need to be pre-approved before contacting you?

No. If you aren't, we introduce you to a partner mortgage broker before even looking at properties.

How do I book an appointment?

The Book an appointment button, an email to info@investirpourgagner.ca, or the number of one of the brokers above.

What is an off-market property?

A property the owner agrees to sell without putting it on public sites. It's entrusted to us directly, or comes to us from another broker, a partner or an approach we made. We present it to you under a confidentiality agreement, with the documents and our analysis. These properties aren't public listings: we don't post them, we present them.

Why do I have to sign a confidentiality agreement?

Because the owner trusted us not to spread the word about their sale. The agreement (NDA) binds you not to share the address, the numbers or the documents. It binds you to nothing else: neither to buy, nor to work with us. It's signed online in two minutes before the file is sent.

I want to sell my property without anyone knowing. How does it work?

We start with a confidential call and a read of your documents (leases, expenses, financing). We give you a defensible value and a strategy: a discreet sale to qualified buyers we know, or a public listing if it pays more for you. Nothing is posted, sent or announced without a signed brokerage contract and your written consent.

How much do your services cost when I sell, and when I buy?

When you buy, the analysis and support cost you nothing; our compensation is set out in the brokerage contract and paid at the transaction, generally by the seller. When you sell, the compensation is a percentage of the sale price set in your brokerage contract, discussed with you before signing. In both cases, you know the exact amount before you commit.

Take action

It all starts with a 15-minute call.

No fees, no commitment. You walk away with an honest read of your situation and the next steps, whether you work with us or not.

Get the properties that match your criteria I want to sell discreetly

Reply within 24 hours · A real broker, not a bot · Or simply book an appointment