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Keeping your goals in mind
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Any interest you have in using the property should mesh with your long-term goals Don t move to a city just because you enjoyed a visit you once had A recreational property may seem an attractive investment today but lose its appeal after the novelty of the locale wears off and your preferences change In this case, even if the market where you ve bought offers the best prospects for resale in the world, the property won t have lived up to at least one of your original expectations
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1: Identifying Opportunities
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Say, for example, you live in Calgary but have dreams of retiring in 10 to 15 years Vancouver Island, the Okanagan Valley, or the outskirts of Calgary are three areas that appeal to you as potential retirement locales Although Vancouver Island and the Okanagan would require a significant amount of travel time to visit over the next 15 years, you re not that keen on staying in Calgary Maybe you found a great deal on a property on Vancouver Island and your research indicates strong potential for an appreciation in its value But wait you have found an equally promising property in the Okanagan, and strong local demand for housing means you can rent the house to a local family until you re ready to take occupancy Weighing the merits of each, you eventually decide on the Okanagan: You ve set your heart on eventually leaving Calgary, the Okanagan is closer than Vancouver Island, and you re certain cash flow from the Okanagan property will be steady We talk more about meshing your investment strategy with your goals in 4
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Understanding your limitations
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Your ability to afford a property, both the basic purchase price and the cost of the mortgage, factor into where you scout opportunities If you re financing your purchase by selling off a parcel of land in rural Saskatchewan, chances are that purchasing the same-sized parcel in an industrial park on the outskirts of Edmonton won t be in the cards (unless you can obtain additional financing) But, if you trade in a summer home in the Laurentians with dreams of buying a seaside cottage in Nova Scotia, your potential investment options will probably be greater 6 helps you take a cold, hard look at your resources and how they ll affect your investing strategy And don t forget, time is money, so you ll probably want to factor in travel time for visiting and administering your prospective purchase An investment shouldn t be a burden, so be sure you can effectively manage it without the task consuming too much of your time A standard rule for determining where to invest rules out properties located more than four hours driving distance of where you live This ensures you can easily reach the property if required to do so
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Part I: Understanding Real Estate
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Cross-border investing
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US real estate investing isn t a focus of this book, but we can t ignore the fact that about 90 percent of Canada s population lives within 160 kilometres of the US border and the recent weakness of the US dollar The combination of factors makes investing in US real estate a tempting option However, despite the fact that Canada and the United States share the world s longest undefended border, you can t count on being welcomed with open arms Canadian citizens investing in US real estate should bear in mind a few facts: The US Department of Homeland Security continues to tighten its monitoring and control of cross-border traffic Though regular visitors to the United States may enjoy faster passage across the line, you will still do well to consider how much inconvenience you are prepared to handle in managing an investment in another country Private property rights tend to be more vigorously defended in the United States than in Canada Becoming a property owner in the United States will also subject you to US tax laws at the municipal level, if not the state and federal levels You ll also have to comply with US legislation affecting your property, as well as any policies or measures that may determine how you use and dispose of real estate The US Internal Revenue Service withholds 10 percent of the proceeds from the sale of foreign-owned properties This is an important consideration, limiting the cash you are able to reinvest on the close of the sale Canada taxes residents worldwide income, meaning that personal income you derive from investment properties outside Canada is subject to taxes in this country But holding the property through a corporate entity in the United States will subject it to US tax laws, which could significantly complicate matters Mexico is another country that enjoys significant interest from property investors, especially in the wake of the 1994 North American Free Trade Agreement and reforms to Mexico s property ownership and land tenure legislation Make absolutely certain to review any Mexican property investments you re considering with a lawyer and other advisers who can coach you on the unique complexities of Mexican real estate Because we re not experts regarding real estate investing in the United States or Mexico, we invite you to take a look at what other authors have written on the topic Researching the tax policies of the jurisdiction where you hope to invest be it the United States or anywhere else is also imperative In addition to books such as Doug s own The Canadian Snowbird Guide (Wiley), seek professional advice from lawyers and accountants familiar with the implications of cross-border and overseas investing
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